Hudson Valley

High Technology Cluster Analysis

& Site Evaluation
21 Nov 08 – Final Report

A CH2M HILL company

Hudson Valley High Technology Cluster Analysis & Site Evaluation

Executive Summary

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Introduction
Hudson Valley High Technology Cluster Analysis & Site Evaluation

ƒ Purpose of Analysis ALBANY

• Analyze and evaluate 9 “Candidate Sites” to determine
which
hich of the sites offers the greatest potential for ret
return
rn on
public investment targeted at establishing greenfield sites
for high-tech industries.

ƒ Target Industries
• Semiconductor
WINSTON
• Flat Panel Display
FARM
• MEMS / Nanotechnology
TECH
• Pharma / Biotechnology

Hudson
CITY
• Medical Devices / Imaging
• Photovoltaic
• Data Centers

ƒ Analysis Process
• High-Tech Park Examples
• Community/Regional Economic Profile
• Target Industry Profiles
• Site Requirements
• Candidate Sites Inventory
• Candidate Sites Evaluation
NEW YORK CITY
• Shortlisted Sites Evaluation
• Recommended Site
• R
Recommended d d High-Tech
Hi h T h Market
M k t Targets
T t C did t Sites
Candidate Sit
• Next Steps

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High-Tech Park Examples
Executive Summary

Innovation
ƒ Location: Prince William County, Virginia (Suburban Washington, DC).
ƒ Site Area: 1,600 Acres.
ƒ Timeline: Planning 1992, Construction 1995, 2.4M SF Under Roof.
ƒ County Costs thru Apr, 2008: $25.896M.
ƒ Direct County Revenue thru Jan, 2009: $27.391M.
ƒ Investment thru Apr, 2008: $725.9M.
ƒ Jobs thru Apr, 2008: 2,965.

Evergreen
ƒ Location: Hillsboro, Oregon (Suburban Portland).
ƒ Site Area: 534 Acres.
ƒ Timeline: Planning 2007, City Approved Concept.
ƒ Projected Public Costs: $62M.
ƒ Projected Public Revenues: $68M.
ƒ Projected Tax Revenue: $50M per year at buildout.
ƒ Projected Investment: $2.3B at buildout.
ƒ Projected Jobs: 7-8,000 at buildout.

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Community/Regional Economic Profile

ALBANY

Columbia
ULSTER COUNTY County
General: Limited manufacturing, most jobs
eta , healthcare,
in retail, ea t ca e, se
service
ce
Population: 183,000 WINSTON
Education: 32% of population over 25 has at FARM
least 2-year degree
Average Private Sector Wage: $30,500
Top Private Employers: United Healthcare, TECH

Hudson
Bank of America, Brooklyn Bottling
CITY

NEW YORK CITY

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Target Industry Profiles
Executive Summary

Conclusions
Semiconductor Medical Devices / Imaging
ƒ $275B industry – Projected near-term annual growth at 6-10%. ƒ $175B industry – Projected near-term annual growth at 8-10%.
ƒ Largely mature industry with limited growth potential. ƒ Steadily growing industry.

Flat Panel Display Photovoltaic

ƒ $73B industry – Projected near-term annual growth at 10-20%.
ƒ Steadily growing industry.
MEMS / Nanotechnology
ƒ Pure nano is $9.4B industry – Projected to grow to $25B by 2011.
ƒ Nano-enabled products market projected to be $2.9 trillion by
2014.
Pharma / Biotechnology
ƒ $700B industry – Projected near-term annual growth at 5-7%.
ƒ Slowing growth in US – Robust growth in developing countries.
ƒ Solar PV manufacturing has expanded rapidly in Europe and
Japan with the US beginning to expand as prices near
convergence (price of solar PV kWH and price of kWH on the grid
become equal).
ƒ Rapidly growing industry.
Data Centers
ƒ $20B industry – Projected near-term annual growth at 6%.
ƒ Steadily growing industry.

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Site Requirements Criteria List
Executive Summary

Evaluation Criteria
Land Use & Zoning Utilities
ƒ Site Size ƒ Water
ƒ Site Configuration & Ease of Layout ƒ Sewer
ƒ Legal Encumbrances/Easements ƒ Power
ƒ Current & Previous Uses That Limit Future Use ƒ Gas
ƒ Zoning ƒ Telecom
ƒ Ownership & Control of Site Environmental
ƒ Permitting Readiness ƒ Geotechnical
ƒ Surrounding Uses Compatibility ƒ Vibration
ƒ Community Support ƒ Electro-Magnetic Interference
ƒ Incentives ƒ Noise
ƒ Proximity to Skilled Workforce ƒ Air Permitting
ƒ Proximity to Education & Research Facilities ƒ Wetlands
ƒ Specific & Significant Clustering Opportunity ƒ Topography
ƒ Proximity to OEM’s & Suppliers ƒ Stormwater Management
ƒ Foreign Equipment Importation ƒ Other Environmental (Archeological, Wildlife Habitat, etc)
Transportation
ƒ Airport Access
ƒ Highway Access
ƒ Site Access
ƒ Rail Access
ƒ Transit Availability

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Key Site Requirements
Executive Summary

Buildable
Site Area Building Power Watt- Gas
Acres Area SF Water GPD Sewer GPD Hour Peak Therms/Yr

Semiconductor Range 200-250 1-2.5M 4-8M 3-7M 50-100M 3.6-7.2M

Flat Panel Display Range 200-250 1-3M 4-8M 3-7M 50-100M 3.6-7.2M

MEMS/Nano Range 20-100 0.2-0.8M 0.5-1M 0.4-1M 15-40M 1-3M

Pharma/Biotech Range 20-150 0.2-1.5M 0.01-0.5M 0.01-0.5M 10-50M 3.6-26M

Med Devices/Imaging Rang 10-40 0.2-0.7M Municipal Municipal Municipal Municipal

Photovoltaic Range 80-200 1-4M 0.5-2.3M 0.4-1.7M 51-208M 3.6-14.4M

Data Center Range 20-100 0.4-2M 300,000 14,000 100-500M Minimal

HVEDC Recommended 50-150 0.5-1.5M 0.5M 0.4M 51M 3.6M

Note
ƒ HVEDC Recommended ranges will reasonably accommodate the following high-tech facility types: MEMS/Nano,
Pharma/Bio, Medical Devices/Imaging and small Photovoltaic Manufacturing.

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Market Recommendations for HVEDC
Executive Summary

Conclusions
Semiconductor – NO, DUE LIMITED INDUSTRY GROWTH & HVEDC SITES TOO SMALL
ƒ $275B industry – Projected near-term annual growth at 6-10%.
ƒ Largely mature industry with limited growth potential.
ƒ Too much demand for constrained utility resources, ie: power.
ƒ Larger sites will need utility & road development and have smaller community population.

Flat Panel Display – NO, DUE HVEDC SITES TOO SMALL

ƒ $73B industry – Projected near-term annual growth at 10-20%.
ƒ Steadily growing industry.
ƒ Too much demand for constrained utility resources, ie: power.
ƒ Larger sites will need utility & road development and have smaller community population.
ƒ More labor intensive and therefore production labor cost sensitivity.

MEMS / Nanotechnology – YES, DUE GROWING INDUSTRY, SMALLER SITE REQUIREMENTS & PROXIMITY TO
ALBANY NANO
ƒ Pure nano is $9.4B industry – Projected to grow to $25B by 2011.
ƒ Nano-enabled products market projected to be $2.9 trillion by 2014.
ƒ Higher value-added products.
ƒ Lower exposure to manufactureing persaonnel costs due to high % of engineers and researchers.
ƒ Opportunity to integrate with existing biotechnology, NJ pharma cluster and nanotechnology resources, ie: GE Medical Imaging is a leader.

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Market Recommendations for HVEDC
Executive Summary

Conclusions
Pharma / Biotechnology – MAYBE, DUE SLOWING US GROWTH BUT POSSIBLE NJ PHARMA NICHE
ƒ $700B industry – Projected near-term annual growth at 5-7%.
ƒ Slowing growth in US – Robust growth in developing countries.
ƒ Opportunity to integrate with existing biotechnology, NJ pharma cluster and nanotechnology resources, ie: GE Medical Imaging is a leader.

Medical Devices / Imaging – YES, DUE GROWING INDUSTRY, SMALLER SITE NEEDS, PROXIMITY TO NJ PHARMA
CLUSTER
ƒ $175B industry – Projected near-term annual growth at 8-10%.
ƒ Steadily growing industry.
ƒ Higher value-added products.
ƒ Lower exposure to manufactureing persaonnel costs due to high % of engineers and researchers.
ƒ Opportunity to integrate with existing biotechnology, NJ pharma cluster and nanotechnology resources, ie: GE Medical Imaging is a leader.

Photovoltaic – YES, DUE RAPIDLY GROWING INDUSTRY, SMALLER SITE REQUIREMENTS

ƒ Solar PV manufacturing has expanded rapidly in Europe and Japan with the US beginning to expand as prices near convergence (price of
solar PV kWH and price of kWH on the grid become equal).
ƒ Rapidly growing industry.
ƒ Capital intensive which NYS provides excellent incentives to enable.
ƒ Alignment opportunity to NYS renewable programs and Renewable Portfolio Standard mandates.
ƒ Opportunity to leverage key Albany Nanotech equipment suppliers, ie: Applied Materials.
ƒ $ to Euro exchange is very favorable.

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Market Recommendations for HVEDC
Executive Summary

Conclusions
Data Centers – NO, DUE HIGH POWER REQUIREMENTS & LOW JOB COUNT VS INVESTMENT REQUIRED
ƒ $20B industry – Projected near-term annual growth at 6%.
ƒ Steadily growing industry.
ƒ Too much demand for constrained utility resoreces, ie: power.
ƒ Low number of jobs produced for the investment required.

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Hudson Valley High Technology Cluster Analysis & Site Evaluation

Target Industry Profiles

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Introduction
Target Industry Profiles

ƒ Intent
• Develop basic business profiles of a range of high technology industries targeted for attraction to
the HVEDC service area and identify those with the greatest upside potential for the region.

ƒ Methodology
• Review and interpret industry source data and IDC Architects/CH2M HILL real-time experience in
the high-tech industry to define current industry trends.
• Target industries for HVEDC:
– Electronics
• Semiconductor
• Flat Panel Display
• MEMS/Nanotechnology
– Life Sciences
• Pharmaceuticals/Biotechnology
• Medical Devices/Imaging
– Renewable Energy
• Photovoltaics
– Information Technology
• Data Centers

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Semiconductor – Industry Trends
Target Industry Profiles

ƒ Semiconductor industry is a $275B (2007) worldwide industry that is projected to

grow at a yearly average of ~6-10% through 2011 and generate ~$330B annual
revenue.

ƒ Capital expenditures are projected to be in the range of $51B-$56B per year

through 2011.

ƒ Industry drivers include:

• Largely mature industry with limited growth potential.
• Flat revenue growth and capital expenditures expected.
• Capital spending decreased from 2007 to 2008.
• A weak growth cycle is projected for next few years.
• Most new facility capital expenditure will occur in Asia over next few years.
• Most of the spending is by low margin foundries

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Flat Panel Display – Industry Trends
Target Industry Profiles

ƒ Flat Panel industry annual revenue is $73B(2006) projected to grow to $100B by

2011 with compound annual growth rate of ~10-20%.

ƒ Capital expenditures are expected to increase as industry moves to Gen 8 and

Gen 10 large panel production.

ƒ Industry drivers and trends:

• Growth will occur through 2011 primarily in large screen LCD television driven by the US
market.
• Most production today is in Asia but increasing transportation costs for the large panels and
sets could drive US production facilities.
• Supply chain offers additional investment opportunities in glass and equipment.
• New technology (Active Matrix Organic Light Emitting Diode) and increased glass substrate
sizes provides additional future facility considerations for the US.

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MEMS/Nanotechnology – Industry Trends
Target Industry Profiles

ƒ Industry is $9.4B(2005) End-User market expected to grow to $25B by 2011.

ƒ Market for pure nanotechnology is small compared to nanotechnology enabled

products market which will be $2.9 trillion by 2014.

ƒ Industry drivers and trends:

• Nano science and technology will be used to solve many of the materials challenges in the
electronics industry which become the largest end-user market.
• Technology from other industries is being leveraged in the development of new materials.
• Growth in nanomaterials will in ceramic,metal,nanoporous materials and carbon naotubes.
• Investments for new material development for niche markets and extended development
cycles make return on investment challenging.

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Pharma/Biotech – Industry Trends
Target Industry Profiles

ƒ The pharmaceutical/biotechnology industry is a $700B global industry with a 5-

7% increase projected over the next few years. Slowing growth in recent years
(single-digit growth in US & Europe, robust growth from small base in developing
countries).

ƒ Projected capital expenditures by major companies in the range of $15-20B per

year for the next 5-10 years.

ƒ Industry drivers and trends:

• Investment in US and PR will be maintenance and upgrades of existing facilities.
• New investment will be in emerging markets of Asia.
• R&D migrating out of US to China.
• Pressure to react to consumer price and regulatory demands will increase.
• Next 4 years will see patent protection for blockbuster drugs expire leading to generics and
commodity production.
• Biotech growth potential in vaccines, biologics, diagnostics, agbio, biofuels and industrial
biotech.

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Medical Devices/Imaging – Industry Trends
Target Industry Profiles

ƒ The medical device/imaging industry is a $175B global industry with an 8-10%

annual increase projected over the next few years.

ƒ Projected capital expenditures by major companies in the range of $2-4B per year
for the next 5-10 years.

ƒ Industry drivers and trends:

• Aging of US population.
• Increasing access to healthcare in developing countries.
• Government / insurance push for non-invasive procedures to shorten hospital stays and decrease
medical costs.
• Advanced imaging technologies and increased adoption of digital imaging has increased consumer
expenditure on medical imaging services.
• General Electric (GE), Siemens, and Philips dominate the medical imaging market, with approximately
75% share of the worldwide market. GE remains the undisputed leader of medical imaging. Philips and
Siemens are increasing amounts of capital to healthcare..
• Continuous improvements in technology are resulting in a growing number of new imaging tests that
combine high levels of accuracy with rapid, easy-to-use product formats.
• Sector includes X-ray and radiography, mammography, magnetic resonance imaging (MRI), ultrasound,
computed tomography (CT) scans and positron emission tomography (PET) scans.

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Photovoltaic – Industry Trends
Target Industry Profiles

ƒ Solar Photovoltaic (PV) manufacturing has expanded rapidly in Europe and

Japan with US beginning to expand as prices near convergence (price of Solar
PV KWH and price of KWH on the grid become equal).

ƒ Forecasts indicate US capital expenditures will expand thru 2010 adding up to

35 new fabrication facilities with $1.5B investment.

ƒ Industry drivers and trends:

• US demand for electricity will expand in next 10-15 years but capacity within the grid is not
expected to keep pace.
• Price convergence for PV power is expected to be reached in 2013-16 timeframe which will
trigger rapid expansion of facilities in the 2010-15 timeframe.
• Industry is in early stages with no clear cut technology, manufacturer or facility location
winners.

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Data Centers – Industry Trends
Target Industry Profiles

ƒ Data Center industry is a $20B per year global industry with a 6% annual
increase projected over the next few years.

ƒ Projected capital expenditures in the range of $15B-$30B per year for the next
5-10 years.

ƒ Industry drivers include:

• Growth of internet commerce.
• Increased redundancy of financial institutions.
• Strong demand for digital services, including content delivery such as movies, video,
YouTube, etc.
• Growth in digital nature of business practices.
• Increase in business continuity planning.
• Need to upgrade servers and IT equipments sets.

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Summary
Target Industry Profiles

Conclusions
Semiconductor Medical Devices / Imaging
ƒ $275B industry – Projected near-term annual growth at 6-10%. ƒ $175B industry – Projected near-term annual growth at 8-10%.
ƒ Largely mature industry with limited growth potential. ƒ Steadily growing industry.

Flat Panel Display Photovoltaic

ƒ $73B industry – Projected near-term annual growth at 10-20%.
ƒ Steadily growing industry.
MEMS / Nanotechnology
ƒ Pure nano is $9.4B industry – Projected to grow to $25B by 2011.
ƒ Nano-enabled products market projected to be $2.9 trillion by
2014.
Pharma / Biotechnology
ƒ $700B industry – Projected near-term annual growth at 5-7%.
ƒ Slowing growth in US – Robust growth in developing countries.
ƒ Solar PV manufacturing has expanded rapidly in Europe and
Japan with the US beginning to expand as prices near
convergence (price of solar PV kWH and price of kWH on the grid
become equal).
ƒ Rapidly growing industry.
Data Centers
ƒ $20B industry – Projected near-term annual growth at 6%.
ƒ Steadily growing industry.

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Hudson Valley High Technology Cluster Analysis & Site Evaluation

Site Requirements

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Introduction
Site Requirements

ƒ Intent
• Identify general site requirements necessary to accommodate typical facility needs of the target
industries profiled in this analysis.

ƒ Methodology
• Identify and define an appropriate range of site requirements/criteria as often utilized by site
selectors for the target industries.
• Site requirements identified and employed by this study are summarized below:
– Land Use & Zoning – Transportation – Environmental
• Site Size • Airport Access • Geotechnical
• Site Configuration & Ease of Layout • Highway Access • Vibration
• Legal Encumbrances/Easements • Site Access • Electro-Magnetic Interference
• Current & Previous Uses That Limit Future Use • Rail Access • Noise
• Zoning • Proximity to Transit • Air Permitting
• Ownership & Control of Site – Utilities • Wetlands
• Permitting Readiness • Water • Topography
• Surrounding Uses Compatibility • Sewer • Stormwater Management
• Community Support • Power • Other Environmental
(Archeological, Wildlife Habitat,
• Incentives • Gas etc)
• Proximity to Skilled Workforce • Telecom
• Proximity to Education & Research Facilities
• Specific & Significant Clustering Opportunity
• Foreign Equipment Importation

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Semiconductor
Site Requirements
Land Use & Zoning
ƒ Site Size: 200-250 acres minimum with 170 minimum
contiguous buildable acres.
ƒ Site Configuration & Ease of Layout: Ideal
configuration is large square site for maximum
flexibility in layout.
ƒ Legal Encumbrances/Easements: Minimum.
ƒ Current & Previous Uses That Limit Future Use:
Minimum.
ƒ Zoning: Industrial with 95-foot height allowed, 1-2
million SF building footprints allowed, 3-4 million SF
total building area allowed.
ƒ Ownership & Control of Site: Single ownership
preferable.
ƒ Permitting Readiness: Ready to start construction in 3
months or less. Pre-planned development permits, ie
SEQR, PUD, City, etc.
ƒ Surrounding Uses Compatibility: Other high-tech uses
preferable. Residential uses a negative. Requires
police and fire emergency responders in close
proximity.
ƒ Location in Disaster-Free Area: Moderate importance.
ƒ Community Support: Support by jurisdictional authorities
and community residents essential.
ƒ Incentives: State and local support is essential to
compete with other jurisdictions. Cash and development
incentives part of typical package.
ƒ Proximity to Skilled Workforce: 2,000-3,000 direct
employees per fab living and 500-1,000 support
employees living within 30-45 minute drive of site.
ƒ Proximity to Education & Research Facilities: Important
for workforce training.
ƒ Specific & Significant Clustering Opportunity: Important
for workforce and community issues compatibility.
ƒ Proximity to OEM’s & Suppliers: Important to facilitate
timely supply chain issues.
ƒ Foreign Equipment Importation: Ability to import foreign
process equipment.
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Semiconductor
Site Requirements
Transportation
ƒ Airport Access: Within 60 miles of international airport.
ƒ Highway Access: Should be direct.
ƒ Site Access: Direct site access via multiple site entry
points is ideal.
ƒ Rail Access: Is detrimental due to vibration
sensitivities of semiconductor tool sets.
ƒ Transit Availability: Moderately desirable.
Utilities
ƒ Water: 4-8 million gallons per day supply capacity.
ƒ Sewer: 3-7 million gallons per day treatment capacity.
ƒ Power: Peak demand 50 MW initially & 100 MW at
buildout. Connected load 125 MW initially & 250 MW
at buildout. Dual-feed electrical, excellent power
reliability per CBMEA.
ƒ Gas: Significant range depending on abatement
technologies employed. Assume 3.6M Therms per
Year initially and 7.2M Therms per Year at buildout.
ƒ Telecom: Fiber Optic with <1mi from POP
Environmental
ƒ Geotechnical: Class C, Zone 2 or less.
ƒ Vibration: Less than 200 micro-inch.
ƒ Electro-Magnetic Interference: Less than 5 gauss.
ƒ Noise: Less than 60 dBA.
ƒ Air Permitting: Maximum 6-month attainment.
ƒ Wetlands: Minimum, should not encumber 170-acre
minimum contiguous buildable area.
ƒ Hazardous Waste: A negative if present. Phase 1
Environmental Assessment to verify environmental
history of site.
ƒ Topography: Relatively flat, less than 30 feet variation
over site.
ƒ Stormwater Management: Pre-permit for large
impervious surface area should be in place.
ƒ Other Environmental (Archeological, Wildlife Habitat,
etc): Should be minimum and should not encroach on
170-acre minimum contiguous buildable area.
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Flat Panel Display
Site Requirements
Land Use & Zoning
ƒ Site Size: 200-250 acres minimum with 170 minimum
contiguous buildable acres.
ƒ Site Configuration & Ease of Layout: Ideal
configuration is large square site for maximum
flexibility in layout.
ƒ Legal Encumbrances/Easements: Minimum.
ƒ Current & Previous Uses That Limit Future Use:
Minimum.
ƒ Zoning: Industrial with 95-foot height allowed, 1-2
million SF building footprints allowed, 3-4 million SF
total building area allowed.
ƒ Ownership & Control of Site: Single ownership
preferable.
ƒ Permitting Readiness: Ready to start construction in 3
months or less. Pre-planned development permits, ie
SEQR, PUD, City, etc.
ƒ Surrounding Uses Compatibility: Other high-tech uses
preferable. Residential uses a negative. Requires
close proximity of police and fire services.
ƒ Community Support: Support by jurisdictional
authorities and community residents essential.
ƒ Incentives (Empire Zone): State and local support is
essential to compete with other jurisdictions. Cash and
development incentives part of typical package.
ƒ Proximity to Skilled Workforce: 2,000-3,000 direct
employees per fab living and 500-1,000 support
employees living within 30-45 minute drive of site.
ƒ Proximity to Education & Research Facilities: Important
for workforce training.
ƒ Specific & Significant Clustering Opportunity: Important
for workforce and community issues compatibility.
ƒ Proximity to OEM’s & Suppliers: Important to facilitate
timely supply chain issues.
ƒ Foreign Equipment Importation: Ability to import
foreign process equipment.
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Flat Panel Display
Site Requirements
Transportation
ƒ Airport Access: Within 60 miles of international airport.
ƒ Highway Access: Should be direct.
ƒ Site Access: Direct site access via multiple site entry
points is ideal.
ƒ Rail Access: Is desirable for shipping and receiving
needs.
ƒ Transit Availability: Moderately desirable.
Utilities
ƒ Water: 4-8 million gallons per day supply capacity.
ƒ Sewer: 3-7 million gallons per day treatment capacity.
ƒ Power: Peak demand 50 MW initially & 100 MW at
buildout. Connected load 125 MW initially & 250 MW
at buildout. Dual-feed electrical, excellent power
reliability per CBMEA.
ƒ Gas: Significant range depending on abatement
technologies employed. Assume 3.6M Therms per
Year initially and 7.2M Therms per Year at buildout.
ƒ Telecom: Fiber Optic with <1mi from POP
Environmental
ƒ Geotechnical: Class C, Zone 2 or less.
ƒ Vibration: Less than 200 micro-inch.
ƒ Electro-Magnetic Interference: Less than 5 gauss.
ƒ Noise: Less than 60 dBA.
ƒ Air Permitting: Maximum 6-month attainment.
ƒ Wetlands: Minimum, should not encumber 175-acre
minimum contiguous buildable area.
ƒ Hazardous Waste: A negative if present. Phase 1
Environmental Assessment to verify environmental
history of site.
ƒ Topography: Relatively flat, less than 30 feet variation
over site.
ƒ Stormwater Management: Pre-permit for large
impervious surface area should be in place.
ƒ Other Environmental (Archeological, Wildlife Habitat,
etc): Should be minimum and should not encroach on
175-acre minimum contiguous buildable area.
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MEMS/Nanotechnology
Site Requirements
Land Use & Zoning
ƒ Site Size: 20-100 acres.
ƒ Site Configuration & Ease of Layout: Ideal
configuration is large square site for maximum
flexibility in layout.
ƒ Legal Encumbrances/Easements: Minimum.
ƒ Current & Previous Uses That Limit Future Use:
Minimum.
ƒ Zoning: Industrial with 85-foot height allowed, 300k SF
building footprints allowed, 1 million SF total building
area allowed.
ƒ Ownership & Control of Site: Single ownership
preferable.
ƒ Permitting Readiness: Ready to start construction in 3
months or less. Pre-planned development permits, ie
SEQR, PUD, City, etc.
ƒ Surrounding Uses Compatibility: Other high-tech uses
preferable. Residential uses a negative. Requires
police and emergency responders in close proximity.
ƒ Community Support: Support by jurisdictional
authorities and community residents essential.
ƒ Incentives: State and local support is essential to
compete with other jurisdictions. Cash and
development incentives part of typical package.
ƒ Proximity to Skilled Workforce: 200-1,000 direct
employees per fab living and 50-200 support
employees living within 30-45 minute drive of site.
ƒ Proximity to Education & Research Facilities: Important
for workforce training.
ƒ Specific & Significant Clustering Opportunity: Important
for workforce and community issues compatibility.
ƒ Proximity to OEM’s & Suppliers: Important to facilitate
timely supply chain issues.
ƒ Foreign Equipment Importation: Ability to import
foreign process equipment.
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MEMS/Nanotechnology
Site Requirements
Transportation
ƒ Airport Access: Within 60 miles of international airport.
ƒ Highway Access: Should be direct.
ƒ Site Access: Direct site access via multiple site entry
points is ideal.
ƒ Rail Access: Is detrimental due to vibration sensitivity
of MEMS/Nano tool sets.
ƒ Transit Availability: Moderately desirable.
Utilities
ƒ Water: 0.5-1 million gallons per day supply capacity.
ƒ Sewer: 0.4-1 million gallons per day treatment
capacity.
ƒ Power: Peak demand 15 MW initially & 40 MW at
buildout. Dual-feed electrical, excellent power
reliability per CBMEA.
ƒ Gas: Significant range depending on abatement
technologies employed. Assume 1M Therms per Year
initially and 3M Therms per Year at buildout.
ƒ Telecom: Fiber optic with <1mi from POP.
Environmental
ƒ Geotechnical: Class C, Zone 2 or less.
ƒ Vibration: Technology Dependent. Less than 125
micro-inch/second to 1000 micr-inch/second.
ƒ Electro-Magnetic Interference: Technology Dependent.
Less than 5 gauss to no specification.
ƒ Noise: Less than 60 dBA.
ƒ Air Permitting: Maximum 6-month attainment.
ƒ Wetlands: Minimum, should not encumber minimum
contiguous buildable area.
ƒ Hazardous Waste: A negative if present. Phase 1
Environmental Assessment to verify environmental
history of site.
ƒ Topography: Relatively flat, less than 30 feet variation
over site.
ƒ Stormwater Management: Pre-permit for large
impervious surface area should be in place.
ƒ Other Environmental (Archeological, Wildlife Habitat,
etc): Should be minimum and should not encroach on
minimum contiguous buildable area
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Pharma/Biotech
Site Requirements
Land Use & Zoning
ƒ Site Size: 20-150 acres (varies based on type of
manufacturing and size of operations).
ƒ Site Configuration & Ease of Layout: Ideal
configuration is large square site for maximum
flexibility in layout.
ƒ Legal Encumbrances/Easements: Minimum.
ƒ Current & Previous Uses That Limit Future Use:
Minimum.
ƒ Zoning: Industrial.
ƒ Ownership & Control of Site: Single ownership
preferable.
ƒ Permitting Readiness: Ready to start construction in 3
months or less. Pre-planned development permits, ie
SEQR, PUD, City, etc.
ƒ Surrounding Uses Compatibility: Other high-tech uses
preferable in an urban/office/research park setting.
ƒ Community Support: Support by jurisdictional
authorities and community residents essential.
ƒ Incentives: Incentives are critical to attract this
industry.
ƒ Proximity to Skilled Workforce: Quality of life is key
determinant to attract/retain top knowledge workers.
Key factor in selection
ƒ Proximity to Education & Research Facilities: Important
for workforce training and public/private cooperation
opportunities.
ƒ Specific & Significant Clustering Opportunity: Proximity
to pharma/bio/academic clusters is very important.
ƒ Proximity to OEM’s & Suppliers: Not critical.
ƒ Foreign Equipment Importation: Moderate importance.
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Pharma/Biotech
Site Requirements
Transportation
ƒ Airport Access: Within 60 miles of international airport.
ƒ Highway Access: Should be direct.
ƒ Site Access: Direct site access via multiple site entry
points is ideal.
ƒ Rail Access: Not a critical need.
ƒ Transit Availability: Moderately desirable.
Utilities
ƒ Water: 0.01 GPD for smaller biotech facilities to 0.5M
GPD for larger pharmaceutical manufacturing facilities.
ƒ Sewer: 0.01 GPD for smaller biotech facilities to 0.5M
GPD for larger pharmaceutical manufacturing facilities.
ƒ Power: 10MW for smaller facilities to 50MW for larger
manufacturing facilities.
ƒ Gas: 3.6M therms per year to as much as 26M therms
per year for very large manufacturing facilities.
ƒ Telecom: Fiber optic with <1mi from POP.
Environmental
ƒ Geotechnical: Moderate importance.
ƒ Vibration: Not critical.
ƒ Electro-Magnetic Interference: Not critical.
ƒ Noise: Moderate importance.
ƒ Air Permitting: Moderate importance.
ƒ Wetlands: Minimum, should not encumber contiguous
buildable area.
ƒ Hazardous Waste: A negative if present. Phase 1
Environmental Assessment to verify environmental
history of site.
ƒ Topography: Relatively flat, less than 30 feet variation
over site.
ƒ Stormwater Management: Pre-permit for large
impervious surface area should be in place.
ƒ Other Environmental (Archeological, Wildlife Habitat,
etc): Should be minimum and should not encumber
contiguous buildable area.
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Medical Devices/Imaging
Site Requirements
Land Use & Zoning
ƒ Site Size: 10-40 acres.
ƒ Site Configuration & Ease of Layout: Ideal
configuration is large square site for maximum
flexibility in layout.
ƒ Legal Encumbrances/Easements: Minimum.
ƒ Current & Previous Uses That Limit Future Use:
Should be minimal.
ƒ Zoning: Industrial.
ƒ Ownership & Control of Site: Single ownership
preferable.
ƒ Permitting Readiness: Ready to start construction in 3
months or less. Pre-planned development permits, ie
SEQR, PUD, City, etc.
ƒ Surrounding Uses Compatibility: Other high-tech uses
preferable. Residential uses a negative.
ƒ Community Support: Support by jurisdictional
authorities and community residents essential.
ƒ Incentives: Moderate importance.
ƒ Proximity to Skilled Workforce: Key Factor in Selection
ƒ Proximity to Education & Research Facilities: Moderate
importance.
ƒ Specific & Significant Clustering Opportunity: Important
for workforce and community issues compatibility.
ƒ Proximity to OEM’s & Suppliers: Moderate importance.
ƒ Foreign Equipment Importation: Moderate importance.
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Medical Devices/Imaging
Site Requirements

Transportation Environmental
ƒ Airport Access: Moderate importance. ƒ Geotechnical: Standard
ƒ Highway Access: Should be direct. ƒ Vibration: Moderate sensitivity for imaging
ƒ Site Access: Direct site access via multiple site entry manufacturing.
points is ideal. ƒ Electro-Magnetic Interference: Moderate sensitivity.
ƒ Rail Access: Is desirable for shipping and receiving ƒ Noise: Standard
needs. ƒ Air Permitting: Standard
ƒ Transit Availability: Moderately desirable. ƒ Wetlands: Minimum, should not encumber contiguous
Utilities buildable area.

ƒ Water: Municipal system.

ƒ Sewer: Municipal system.
ƒ Power: Public utility system.
ƒ Gas: Public utility system.
ƒ Telecom: Fiber optic with <1mi from POP.
ƒ Hazardous Waste: A negative if present. Phase 1
Environmental Assessment to verify environmental
history of site.
ƒ Topography: Relatively flat, less than 30 feet variation
over site.
ƒ Stormwater Management: Pre-permit for large
impervious surface area should be in place.
ƒ Other Environmental (Archeological, Wildlife Habitat,
etc): Should be minimum and should not encroach on
contiguous buildable area.

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Photovoltaic
Site Requirements
Land Use & Zoning
ƒ Site Size: 80-200 acres depending on configuration,
buildable area & adjacent uses.
ƒ Site Configuration & Ease of Layout: Ideal
configuration is large square site for maximum
flexibility in layout.
ƒ Legal Encumbrances/Easements: Minimum.
ƒ Current & Previous Uses That Limit Future Use:
Minimum.
ƒ Zoning: Industrial with 500,000-1.5M SF minimum
building area allowed.
ƒ Ownership & Control of Site: Single ownership
preferable.
ƒ Permitting Readiness: Ready to start construction in 3
months or less. Pre-planned development permits, ie
SEQR, PUD, City, etc.
ƒ Surrounding Uses Compatibility: Other high-tech uses
preferable. Residential uses a negative. Adequate
buffering may mitigate. Requires police and fire
emergency responders on close proximity.
ƒ Community Support: Support by jurisdictional
authorities and community residents important.
ƒ Incentives: State and local incentives and operating
costs are critical.
ƒ Proximity to Skilled Workforce: 1,000-2,000 direct
employees per fab living and 200-500 support
employees living within 30-45 minute drive of site.
ƒ Proximity to Education & Research Facilities: Important
for workforce training.
ƒ Specific & Significant Clustering Opportunity: Important
for workforce and community issues compatibility.
ƒ Proximity to OEM’s & Suppliers: Important to facilitate
timely supply chain issues. Inexpensive warehousing
needs close proximity.
ƒ Foreign Equipment Importation: Ability to import
foreign process equipment.
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Photovoltaic
Site Requirements
Transportation
ƒ Airport Access: Within 60 miles of international airport
ƒ Highway Access: Direct highway access critical and
close to end consumer.
ƒ Site Access: Direct site access via multiple site entry
points is ideal.
ƒ Rail Access: Is desirable for shipping and receiving
needs.
ƒ Transit Availability: Moderately desirable.
Utilities
ƒ Water: 500,000 GPD supply initially & 2.3M GPD at
buildout.
ƒ Sewer: 400,000 GPD treatment capacity initially &
1.7M GPD at buildout.
ƒ Power: Peak demand 51 MW initially & 208 MW at
buildout. Connected load 128 MW initially& 520 MW at
buildout. Power cost critical.
ƒ Gas: 3.6M Therms per year initially & 14.4M Therms
per year at buildout.
ƒ Telecom: Fiber Optic with <1mi from POP
Environmental
ƒ Geotechnical: Class C, Zone 2 or less.
ƒ Vibration: Technology Dependent. Less than 500
micro-inch/second for metrology area. Greater than
2000 micro-inch/second typical.
ƒ Electro-Magnetic Interference: Technology Dependent
but typically no specification.
ƒ Noise: Less than 65 dBA.
ƒ Air Permitting: CD & CDTE restrictions for waste and
emission controls.
ƒ Wetlands: Minimum, should not encumber contiguous
buildable area.
ƒ Hazardous Waste: A negative if present. Phase 1
Environmental Assessment to verify environmental
history of site.
ƒ Topography: Relatively flat, less than 30 feet variation
over site.
ƒ Stormwater Management: Pre-permit for large
impervious surface area should be in place.
ƒ Other Environmental (Archeological, Wildlife Habitat,
etc): Should be minimum and should not encroach on
contiguous buildable area.
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Data Centers
Site Requirements

Land Use & Zoning

ƒ Site Size: 20-100 acres.
ƒ Site Configuration & Ease of Layout: Ideal
configuration is large square site for maximum
flexibility in layout.
ƒ Legal Encumbrances/Easements: Minimum.
ƒ Current & Previous Uses That Limit Future Use:
Minimum.
ƒ Zoning: Industrial.
ƒ Ownership & Control of Site: Single ownership
preferable.
ƒ Permitting Readiness: Ready to start construction in 3
months or less. Pre-planned development permits, ie
SEQR, PUD, City, etc.
ƒ Surrounding Uses Compatibility: Site security is critical.
Minimum visibility from offsite. Fencing, setbacks and
landscape buffers required.
ƒ Location in Disaster-Free Area: Important ie safe
distance from airports, railways, major highways,
floodplains, seismic risk areas, tornado prone &
hurricane prone areas.
ƒ Community Support: Is desirable.
ƒ Incentives: Critical need.
ƒ Proximity to Host & Customers: Needs differ based on
network content and latency.
ƒ Proximity to Skilled Workforce: Few workers required.
ƒ Proximity to Education & Research Facilities: Limited
need.
ƒ Specific & Significant Clustering Opportunity: Limited
need.
ƒ Proximity to OEM’s & Suppliers: Not critical.
ƒ Foreign Equipment Importation: Not critical.

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Data Centers
Site Requirements

Transportation
ƒ Airport Access: International airport within 2 hours drive.
ƒ Highway Access: Truck access important and moderate
need for semi-direct employee access.
ƒ Site Access: Direct site access via multiple site entry
points is ideal.
ƒ Rail Access: May be detrimental to site reliability.
ƒ Transit Availability: Somewhat important due “greening”
of data center facilities.
Utilities
ƒ Water: 300,000 GPD
ƒ Sewer: 14,000 GPD
ƒ Power: 100-500 MW (4-6 MW per acre) – Minimum 2
services each able to support site at full capacity.
Electrical energy consumption in data center will
continue to grow at about 12% per year. Green design
focus to reduce energy consumption.
ƒ Gas: Minimal.
ƒ Telecom: Fiber optic and network access critical. Need
access to multiple diverse carriers based on criticality of
facility and SLAs to customers. Consideration of geo-
diversity and latency as trade-offs.
Environmental
ƒ Geotechnical: Desired site is seismically neutral per
ASCE 31.
ƒ Vibration: Neutral.
ƒ Electro-Magnetic Interference: No direct adjacency to
long transmission runs.
ƒ Noise: No major importance.
ƒ Air Permitting: Permits required for stand-by diesel
generators.
ƒ Wetlands: Minimum, should not encumber contiguous
buildable area.
ƒ Hazardous Waste: A negative if present. Phase 1
Environmental Assessment to verify environmental
history of site.
ƒ Topography: Relatively flat, less than 30 feet variation
over site.
ƒ Stormwater Management: Pre-permit for large
impervious surface area should be in place.
ƒ Other Environmental (Archeological, Wildlife Habitat,
etc): Should be minimum and should not encroach on
contiguous buildable area.

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Key Site Requirements Summary
Site Requirements

Buildable
Site Area Building Power Watt- Gas
Acres Area SF Water GPD Sewer GPD Hour Peak Therms/Yr

Semiconductor Range 200-250 1-2.5M 4-8M 3-7M 50-100M 3.6-7.2M

Flat Panel Display Range 200-250 1-3M 4-8M 3-7M 50-100M 3.6-7.2M

MEMS/Nano Range 20-100 0.2-0.8M 0.5-1M 0.4-1M 15-40M 1-3M

Pharma/Biotech Range 20-150 0.2-1.5M 0.01-0.5M 0.01-0.5M 10-50M 3.6-26M

Med Devices/Imaging Rang 10-40 0.2-0.7M Municipal Municipal Municipal Municipal

Photovoltaic Range 80-200 1-4M 0.5-2.3M 0.4-1.7M 51-208M 3.6-14.4M

Data Center Range 20-100 0.4-2M 300,000 14,000 100-500M Minimal

HVEDC Recommended 50-150 0.5-1.5M 0.5M 0.4M 51M 3.6M

Note
ƒ HVEDC Recommended ranges will reasonably accommodate the following high-tech facility types: MEMS/Nano,
Pharma/Bio, Medical Devices/Imaging and small Photovoltaic Manufacturing.

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Hudson Valley High Technology Cluster Analysis & Site Evaluation

Candidate Sites Inventory

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 Ulster County: Tech City
Candidate Sites Inventory

Existing Site Character

Existing Site Entrance Site Vicinity

Existing Conditions Site Plans – 257 Acres

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Ulster County: Tech City
Candidate Sites Inventory
EXISTING CONDITIONS INVENTORY
Land Use & Zoning
ƒ Site Size: 257 acres.
ƒ Site Configuration & Ease of Layout: Main site aspect
ratio is good with major existing industrial complex
comprising 2.5M SF occupying much of the site. Main
site is bisected by Enterprise Drive. Industrial space is
vacant on east main site and occupied by Bank of
America back-office on west main site. An
“appendage” site is located to the west of the west
main site and is largely vacant.
ƒ Legal Encumbrances/Easements: Multiple easements
and rights-of-way on site.
ƒ Current & Previous Uses That Limit Future Use:
Existing industrial buildings and use may limit flexibility
for future use.
ƒ Zoning: OM Office Manufacturing—allows as right
agricultural, banks and lending, government, light
industry, laboratories, manufacture (all sizes), office
complex, office (singular) recycling yards, research
office complex, warehouse, wholesale.
ƒ Ownership & Control of Site: Privately owned.
ƒ Permitting Readiness: Depending on proposed use,
may need SEQR process.
ƒ Surrounding Uses Compatibility: Compatible for high-
tech uses.
ƒ Community Support: TBD
ƒ Incentives: Empire Zone incentives available.
ƒ Proximity to Education & Research Facilities: TBD
ƒ Specific & Significant Clustering Opportunity: Limited
high-tech clustering opportunities due primarily retail,
healthcare and service economy.
ƒ Proximity to OEM’s & Suppliers: Limited high-tech
OEM’s and suppliers.
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Ulster County: Tech City
Candidate Sites Inventory

EXISTING CONDITIONS INVENTORY

Transportation
ƒ Airport Access: 49 miles to Stewart International
Airport, 53 miles to Albany International Airport, 105
miles to midtown Manhattan (proximity to LaGuardia,
JFK and Newark airports).
ƒ Highway Access: 3 miles to I-87 Exit 19 at Kingston.
ƒ Site Access: Multiple site entry points from Enterprise
Drive, Boices Lane and others.
ƒ Rail Access: Site is rail-served.
Utilities
ƒ Water: 1M GPD from Kingston and additional from
Town of Ulster, which has 1.4M GPD capacity.
ƒ Sewer: Town of Ulster has 1.4MGD capacity which can
be made available to the Tech City site. Currently
permitted up to 150,000 GD.
ƒ Power: 40MW first contingency. Central Hudson
substation onsite served by two redundant 115kV
transmission lines. Current site consumption is 1-2
MW.
ƒ Gas: Existing 4” 60 psi line with 20M+ possible.
Costs could include extension to new building
ƒ Telecom: Verizon, HV Datanet and carriers on NYS
Thruway artery and along CSX rail line. Dark and lit
fiber and 10,000 wire pair.
Environmental
ƒ Geotechnical: TBD
ƒ Vibration: TBD
ƒ Electro-Magnetic Interference: TBD
ƒ Noise: TBD
ƒ Air Permitting: TBD
ƒ Wetlands: Potential wetland on west site west of BOA
and by the west boundary of the appendage parcel.
ƒ Hazardous Waste: May present an issue, based on
site history as industrial site.
ƒ Topography: Main site relatively flat, west appendage
site slops down.
ƒ Stormwater Management: TBD
ƒ Other Environmental (Archeological, Wildlife Habitat,
etc): TBD

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Ulster County: Winston Farm
Candidate Sites Inventory

Existing Site Character

Existing Site Entrance

Existing Conditions Site Plan – 741 Acres Site Vicinity

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Ulster County: Winston Farm
Candidate Sites Inventory
EXISTING CONDITIONS INVENTORY
Land Use & Zoning
ƒ Site Size: 741 total acres.
ƒ Site Configuration & Ease of Layout: Good aspect ratio
for main part of site with some appendages from main
part of site.
ƒ Legal Encumbrances/Easements: TBD
ƒ Current & Previous Uses That Limit Future Use: None
known.
ƒ Zoning: R-2 with some GB(General Business) along
Route 32. Will consider new regulatory zone based on
recommended uses.
ƒ Ownership & Control of Site: Private family ownership.
ƒ Permitting Readiness: SEQR process needed.
ƒ Surrounding Uses Compatibility: Site surroundings
semi-rural. Possible compatibility issues with existing
residential uses abutting north, west and south site
edges.
ƒ Community Support: Past history of opposition to
development.
ƒ Incentives: Empire Zone incentives available.
ƒ Proximity to Education & Research Facilities: TBD
ƒ Specific & Significant Clustering Opportunity: Limited
high-tech clustering opportunities due primarily retail,
healthcare and service economy.
ƒ Proximity to OEM’s & Suppliers: Limited high-tech
OEM’s and suppliers.
Transportation
ƒ Airport Access: 49 miles to Stewart International
Airport, 53 miles to Albany International Airport and
105 miles to midtown Manhattan (proximity to
LaGuardia, JFK and Newark airports).
ƒ Highway Access: I-87 Interchange 20 lies immediately
east of the site.
ƒ Site Access: From Routes 212 and 32.
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Ulster County: Winston Farm
Candidate Sites Inventory

EXISTING CONDITIONS INVENTORY

Utilities
ƒ Water: Town of Saugerties currently purchases
600,000 from Village of Saugerties and uses 370,000
gallons-230,000gpd available. Could increase
allocation 200,000 if more is required. Existing 16” &
12” mains along Route 212 on south site edge.
ƒ Sewer: Village of Saugerties provides with 1.32 mgd
capacity of which is 800,000 used-520,000 available.
Existing 6” sewer with pump station at southeast site
corner will be replaced by 10” and new pump station is
property developed.
ƒ Power: 345KV line on west boundary could provide up
to 100MW with new substation. Current capacity of 15
MW from existing 69kV Central Hudson transmission
line along west edge of site.
ƒ Gas: AH transmission line other side of NYS
Thruway—200M+possible. Significant cost for new
transmission regulator station, thruway crossing and
main extension.
ƒ Telecom: Hudson Valley DatNet has fiber optic in
Route 212 and Route 32. Capacity includes: private
WAN via dedicated GigE backbone, Point-to Point and
Point-to Multipoint configurations, Internet scalable
from 1M-1Gig, SONET from 1.5Mbsto 10Gbps(OC-
192), connectivity to disaster recovery and business
continuity centers.
Environmental
ƒ Geotechnical: TBD
ƒ Vibration: TBD
ƒ Electro-Magnetic Interference: TBD
ƒ Noise: TBD
ƒ Air Permitting: TBD
ƒ Wetlands: FWA wetlands located along west site edge.
ƒ Hazardous Waste: Unlikely due site history as a farm.
ƒ Topography: Rolling topography sloping 200 feet west
to east. Large flat valley.
ƒ Stormwater Management: TBD
ƒ Other Environmental (Archeological, Wildlife Habitat,
etc): TBD

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Hudson Valley High Technology Cluster Analysis & Site Evaluation

Candidate Sites Evaluation

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Introduction
Candidate Sites Evaluation

ƒ Intent
• Conduct a high-level comparison to determine how well each of the 9 Candidate Sites meets the
criteria set forth in the Site Requirements section of this analysis. Use this high-level comparison
to develop a shortlist of sites to carry forward for more detailed analysis.

ƒ Methodology
• Develop and implement a matrix-based comparison methodology to organize and to clearly
convey findings of the evaluation.
• Utilize the Site Requirements of this analysis as criteria items for the evaluation matrix. This
allows a direct comparison between high-tech site requirements and the corresponding existing
site conditions.
• Summarize and employ matrix conclusions to develop a shortlist of sites most suited to high-tech
development.

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 SEMICONDUCTOR
CANDIDATE SITE EVALUATION

ULSTER ULSTER
COUNTY: COUNTY:
Tech City Winston Farm

LAND USE & ZONING

Site Size 3 5
Site Configuration & Ease of Layout 5 5
Legal Encumbrances/Easements 5 3
Current & Previous Uses That Limit Future Use 3 5
Zoning 5 1
Ownership & Control of Site 3 3
Permitting Readiness 5 1
Surrounding Use Compatibility 3 5
Community Support 3 1
Incentives 3 3
Proximity to Education & Research Facilities 3 3
Proximity to OEM's and Suppliers 1 1
Specific and Significant Clustering Opportunity 1 1
Appropriate Workforce 3 3
TRANSPORTATION
Airport Access 5 5
Highway Access 5 5
Site Access 5 1
Rail Access 0 0
Transit Availability 1 1
UTILITIES
Water 1 1
Sewer 1 1
Power 5 5
Gas 3 3
Telecom 5 3
ENVIRONMENTAL FEATURES
Wetlands 5 3
Hazardous Waste 1 3
Topography 5 5

TOTAL 88 76
AVERAGE SCORE & RANKING 3.38 2.92

Key
Favorable
Neutral
Potentially Unacceptable
 FLAT PANEL DISPLAY
CANDIDATE SITE EVALUATION

ULSTER ULSTER
COUNTY: COUNTY:
Tech City Winston Farm

LAND USE & ZONING

Site Size 3 5
Site Configuration & Ease of Layout 5 5
Legal Encumbrances/Easements 5 3
Current & Previous Uses That Limit Future Use 3 5
Zoning 5 1
Ownership & Control of Site 3 3
Permitting Readiness 5 1
Surrounding Use Compatibility 3 5
Community Support 3 1
Incentives 3 3
Proximity to Education & Research Facilities 3 3
Proximity to OEM's and Suppliers 3 3
Specific and Significant Clustering Opportunity 1 1
Appropriate Workforce 3 3
TRANSPORTATION
Airport Access 5 5
Highway Access 5 5
Site Access 5 1
Rail Access 5 1
Transit Availability 1 1
UTILITIES
Water 1 1
Sewer 1 1
Power 5 5
Gas 3 3
Telecom 5 3
ENVIRONMENTAL FEATURES
Wetlands 5 3
Hazardous Waste 1 3
Topography 5 5
TOTAL 95 79
AVERAGE SCORE & RANKING 3.52 2.93

Key
Favorable
Neutral
Potentially Unacceptable
 MEMS / NANOTECHNOLOGY
CANDIDATE SITE EVALUATION

ULSTER
COUNTY: ULSTER COUNTY:
Tech City Winston Farm

LAND USE & ZONING

Site Size 5 5
Site Configuration & Ease of Layout 5 5
Legal Encumbrances/Easements 3 5
Current & Previous Uses That Limit Future Use 3 5
Zoning 5 1
Ownership & Control of Site 3 3
Permitting Readiness 5 1
Surrounding Use Compatibility 3 5
Community Support 3 1
Incentives 3 3
Proximity to Education & Research Facilities 3 3
Proximity to OEM's and Suppliers 1 1
Specific and Significant Clustering Opportunity 1 1
Appropriate Workforce 3 3
TRANSPORTATION
Airport Access 5 5
Highway Access 5 5
Site Access 5 1
Rail Access 0 0
Transit Availability 1 1
UTILITIES
Water 5 5
Sewer 5 5
Power 5 5
Gas 5 5
Telecom 5 3
ENVIRONMENTAL FEATURES
Wetlands 5 3
Hazardous Waste 1 3
Topography 5 5
TOTAL 98 88
AVERAGE SCORE & RANKING 3.77 3.38

Key
Favorable
Neutral
Potentially Unacceptable
 PHARMA-BIO
CANDIDATE SITE EVALUATION

ULSTER ULSTER
COUNTY: COUNTY:
Tech City Winston Farm

LAND USE & ZONING

Site Size 5 5
Site Configuration & Ease of Layout 5 5
Legal Encumbrances/Easements 5 3
Current & Previous Uses That Limit Future Use 3 5
Zoning 5 1
Ownership & Control of Site 3 3
Permitting Readiness 5 1
Surrounding Use Compatibility 3 1
Community Support 3 1
Incentives 3 3
Proximity to Education & Research Facilities 3 3
Proximity to OEM's and Suppliers 3 3
Specific and Significant Clustering Opportunity 1 1
Appropriate Workforce 3 3
TRANSPORTATION
Airport Access 5 5
Highway Access 5 5
Site Access 5 1
Rail Access 0 0
Transit Availability 1 1
UTILITIES
Water 5 3
Sewer 5 5
Power 5 5
Gas 5 5
Telecom 5 3
ENVIRONMENTAL FEATURES
Wetlands 5 3
Hazardous Waste 1 3
Topography 5 5
TOTAL 102 82
AVERAGE SCORE & RANKING 3.92 3.15

Key
Favorable
Neutral
Potentially Unacceptable
 MEDICAL DEVICES / IMAGES
CANDIDATE SITE EVALUATION

ULSTER ULSTER
COUNTY: COUNTY:
Tech City Winston Farm

LAND USE & ZONING

Site Size 5 5
Site Configuration & Ease of Layout 5 5
Legal Encumbrances/Easements 5 3
Current & Previous Uses That Limit Future Use 3 5
Zoning 5 1
Ownership & Control of Site 3 3
Permitting Readiness 5 1
Surrounding Use Compatibility 5 3
Community Support 3 1
Incentives 3 3
Proximity to Education & Research Facilities 3 3
Proximity to OEM's and Suppliers 3 3
Specific and Significant Clustering Opportunity 1 1
Appropriate Workforce 3 3
TRANSPORTATION
Airport Access 5 5
Highway Access 5 5
Site Access 5 1
Rail Access 5 1
Transit Availability 1 1
UTILITIES
Water 5 5
Sewer 5 5
Power 5 5
Gas 5 5
Telecom 5 5
ENVIRONMENTAL FEATURES
Wetlands 5 5
Hazardous Waste 1 3
Topography 5 5
TOTAL 109 91
AVERAGE SCORE & RANKING 4.19 3.5

Key
Favorable
Neutral
Potentially Unacceptable
 PHOTOVOLTAIC
CANDIDATE SITE EVALUATION

ULSTER ULSTER
COUNTY: Tech COUNTY:
City Winston Farm

LAND USE & ZONING

Site Size 5 5
Site Configuration & Ease of Layout 5 5
Legal Encumbrances/Easements 5 3
Current & Previous Uses That Limit Future Use 3 5
Zoning 5 1
Ownership & Control of Site 3 3
Permitting Readiness 5 1
Surrounding Use Compatibility 3 5
Community Support 3 1
Incentives 3 3
Proximity to Education & Research Facilities 3 3
Proximity to OEM's and Suppliers 3 3
Specific and Significant Clustering Opportunity 1 1
Appropriate Workforce 3 3
TRANSPORTATION
Airport Access 5 5
Highway Access 5 5
Site Access 5 1
Rail Access 5 1
Transit Availability 1 1
UTILITIES
Water 5 3
Sewer 5 5
Power 5 5
Gas 5 5
Telecom 5 5
ENVIRONMENTAL FEATURES
Wetlands 5 3
Hazardous Waste 1 3
Topography 5 5
TOTAL 107 89
AVERAGE SCORE & RANKING 3.96 3.3

Key
Favorable
Neutral
Potentially Unacceptable
 DATA CENTERS
CANDIDATE SITE EVALUATION

ULSTER ULSTER
COUNTY: COUNTY:
Tech City Winston Farm

LAND USE & ZONING

Site Size 5 5
Site Configuration & Ease of Layout 5 5
Legal Encumbrances/Easements 5 3
Current & Previous Uses That Limit Future Use 3 5
Zoning 5 1
Ownership & Control of Site 3 3
Permitting Readiness 5 1
Surrounding Use Compatibility 1 5
Community Support 3 1
Incentives 3 3
Proximity to Education & Research Facilities 3 3
Proximity to OEM's and Suppliers 1 1
Specific and Significant Clustering Opportunity 3 1
Appropriate Workforce 3 3
TRANSPORTATION
Airport Access 5 5
Highway Access 5 5
Site Access 5 3
Rail Access 0 0
Transit Availability 1 1
UTILITIES
Water 5 5
Sewer 5 5
Power 1 5
Gas 5 5
Telecom 5 3
ENVIRONMENTAL FEATURES
Wetlands 5 3

Hazardous Waste 1 3
Topography 5 5
TOTAL 96 88
AVERAGE SCORE & RANKING 3.69 3.38

Key
Favorable
Neutral
Potentially Unacceptable
 EVALUATION MATRIX SUMARY
CANDIDATE SITE EVALUATION

ULSTER COUNTY: ULSTER COUNTY:

SUMMARY SCORING SHEET Tech City Winston Farm
Semiconductor 3.38 2.92
Flat Panel Display 3.52 2.93
MEMS/Nanotechnology 3.77 3.38
Pharma/Biotechnology 3.92 3.15
Medical Devices / Imaging 4.19 3.50
Photovoltaic 3.96 3.30
Data Centers 3.69 3.38

Key
Favorable 3.50 - 5.00
Neutral 2.25 - 3.50
Potentially Unacceptable 0 - 2.25

Matrix Conclusion
Possible Site: Tech City
Winston Farm