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The basics:

• Gensler, Procida Funding lead revival of 5-acre Art Factory site
• Design charrette engages Paterson leaders and community members
• Future plans could bring public spaces, retail, restaurants and more
• Site includes 21 historic buildings near Great Falls National Park

After a period of back and forth, the Art Factory in Paterson is under new ownership and ready for its next phase.

Gensler’s Morristown office recently hosted a design charrette with Paterson business and community leaders to discuss bringing the 5-acre property and its circa 19th century buildings into the future. According to the firm, the first step marks the start of what will be a community-driven effort.

Held with real estate investor Procida Funding & Advisors, the initial discussion engaged local historians, developers, nonprofits, city officials, planners and stakeholders. According to Gensler, the sessions aim to impart a better understanding of the site and its significance — in addition to brainstorming new possibilities. Looking ahead, that could include public spaces, sustainable features, restaurants, retail and more.

Featuring 21 buildings and spanning 230,000 square feet, the site is near to the City of Paterson’s Great Falls National Historical Park. Most recently, the property served as an events space and venue, as well as artists studios and location for film production. Historically, the industrial buildings represent the relics of one of the U.S.’s most prolife textile mills.

NorthJersey.com reported the purchase price for the property was $4.25 million. Sold at a bankruptcy auction in January 2025, more than six years ago the property was mortgaged for $12.5 million, according to that publication.

Ready for a revamp

Amid a significant uptick in adaptive reuse projects, Gensler said the Art Factory is prime for revitalization. Additionally, those efforts can preserve the unique and storied character of the spaces, according to the firm, while serving modern, evolving needs.

The global design and architecture firm said the charrette engaged with several community impact principles, including preservation, inclusion, placemaking, connection, public space and resilience.

“What excites me most about the Art Factory project is its potential to serve as a bridge between Paterson’s rich history and its promising future,” said Procida Funding & Advisors President and CEO Billy Procida. “The thoughtful engagement and innovative ideas shared at the charrette underscore the potential to revitalize this landmark in a way that is authentic, inclusive, and sustainable.”

“Collectively, our hope is that the future Art Factory will strengthen the community, enhance the character of the neighborhood, and become an exciting new destination in Paterson that reinvigorates the historic district,” said Gensler Principal and Design Director Roger Smith.

The initial afternoon meeting included sketching sessions, helping illustrate physical concepts and themes, Gensler said.

According to the stakeholders, key principles for the Art Factory’s next phase include:

• Preserve the history of the Great Falls neighborhood while promoting the reuse of existing structures and maintaining Paterson’s aesthetic character
• Create an inclusive development by promoting social equity, prosperity and accessibility for all
• Establish a dynamic destination for residents, tenants, visitors and the broader Paterson community that includes amenities like maker spaces, recreation spaces and restaurants
• Design spaces that connect people, support the Art Factory district and enhance the surrounding community, such as ground floor retail, wayfinding, and new public gathering spaces
• Design the site to prioritize the pedestrian experience and create spaces for the public with parks, courtyards, gardens and amphitheaters
• Create a resilient design that embraces sustainable principles, preserves resources, and supports the health and well-being of the community through use of solar energy and the creation of programmed outdoor space and fitness amenities

Gensler said participants agreed about the crucial role the Art Factory plays in Paterson’s past, present and future.

“With the right investment and vision, the Art Factory truly has the power to drive economic growth, create jobs, and become a cornerstone of Paterson’s revitalization,” commented Tiffany Harris-Delaney, head of economic development for the City of Paterson.

With the right investment and vision, the Art Factory truly has the power to drive economic growth, create jobs, and become a cornerstone of Paterson’s revitalization.
— Tiffany Harris-Delaney, head of economic development, City of Paterson

In recent years, the Silk City has celebrated the reopening and of the famed Hinchliffe Stadium. Last month, the New Jersey Economic Development Authority awarded $7 million toward revitalization efforts in the city.

Procida Funding recently celebrated a milestone at another legacy site it’s played a hand in transforming. In March, the firm announced approaching the finish line for its part of a multiphase, billion-dollar redevelopment of South Jersey’s former Garden State Park racetrack.