Environmental Business Council Connecticut Brownfields Seminar Bridgeport, CT Projects


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Brownfields Redevelopment Notable City Projects in Bridgeport, Connecticut including: Went Field, West End Industrial Park, Seaview Avenue Industrial Park, Barnum Avenue Business Park, and American Fabrics

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Environmental Business Council Connecticut Brownfields Seminar Bridgeport, CT Projects

  1. 1. Brownfields Redevelopment Notable City ProjectsBridgeport, Connecticut<br />EBC CT BROWNFIELDS SEMINAR<br />September 17, 2010<br />Edward Lavernoich <br />City of Bridgeport, Connecticut <br />Office of Planning and Economic Development<br />Mayor Bill Finch<br />
  3. 3. EPA BROWNFIELDS PILOT<br />Bridgeport was the 2nd EPA PILOT designated in the country<br />City wide study conducted 1994 – 1996<br />Study identified 250+ parcels with real or perceived contamination problems that were discouraging investment<br />Potential for re-development was evaluated<br />23 clusters/groups of property prioritized based on evaluations<br />Progress made on approximately 30% of sites<br />Some nationally recognized successes:<br />Ballpark and Arena at Harboryard<br />Derecktor Shipyards<br />West End Industrial Park (former Bryant Electric) <br />1558 Barnum Avenue<br />Bridgeport has received more than $5 Million in EPA funding<br />
  4. 4. BROWNFIELDS IN BRIDGEPORTWHAT’SAT STAKE?<br />Jobs; brownfields typically tie up land zoned for business uses, limiting growth opportunities for existing companies and the influx of new companies. CT currently “pushes” jobs to “greenfields”.<br />Property Tax Revenue; brownfield properties that under-perform or don’t contribute at all to the City’s economy represent $25 million to $50 million of lost property tax revenue every year (estimates based on zoning capacity).<br />Quality of Life; brownfield properties discourage investment and stability in surrounding neighborhoods.<br />Public Health<br />Smart Growth in CT; unachievable unless we find ways to more fully utilize the infrastructure in inner cities rather than constantly replicating it in suburbs and rural areas. <br />
  5. 5. Went Field Aerial View Circa 2000<br />
  6. 6. Went Field Conceptual Plan<br />
  8. 8. Went Field ExpansionBackground and Funding<br />Before: passive park/ballfields down gradient from two abandoned factories.<br />Neighborhood consideration: Bassick High School- only high school in CT with a football team but no practice field. Neighborhood forum emphasized resident involvement and vision.<br />Findings: metals, deep toluene plume<br />Properties acquired through condemnation from speculating owners<br />Strategy: capping and institutional controls (Land Use Restriction)<br />Funding: 8 different sources, nearly $4 Million <br />Acquisition: City GO Bonding, CT DECD, City foreclosure <br />Investigations: EPA Assessment Grant <br />Park Design: CT DEP and US Dept. of Interior<br />Park Improvements: CT DEP, US HUD CDBG, SBC/SNET and JP Morgan Chase<br />Ongoing Groundwater Monitoring: CT DECD <br />Outcome: Public Health threat addressed- Park Expansion- Amenities added. <br />FUNDERS ATTRACT OTHER FUNDERS: LEVERAGE! <br />
  9. 9. Bryant Electric Rendering Circa 1940<br />
  10. 10. West End; Bryant Electric Complex <br /> and Environs, 1996<br />
  11. 11. The New West End - State Street<br />
  12. 12. West End Industrial Park<br />Remediated multiple industrial properties and created revitalization corridor now home to the Cesar Batalla School and 4 new private buildings totaling 210,000 square feet; Dari Farms, AKDO InterTrade, Chaves Bakery, A1 Trucking Supply (completed in 2000, 2005, 2006, and 2008)<br />Next projects include a fuel cell generating station and mixed-use redevelopment of the Hubbell Engineering site<br />
  13. 13. Keys To West End/Bryant Electric Site Brownfield Redevelopment<br />Publicly funded demolitions: CT DECD, US HUD (1996-1999)<br />Remediation activities funded by both private and public sources<br />(1996 to present)<br />Charitable donation of real estate: Viacom/CBS (1998)<br />Selective use of eminent domain<br />State subsidy for 1st new building: Chaves Bakery (1998-2000)<br />(no other private buildings in the neighborhood have required subsidy since) <br />2004-2007: Rising values for quality building stock (resulting in)<br />Increasingly strong demand for commercial/industrially zoned land<br />
  14. 14. Abandoned Industrial Bldg @ 480 Bunnell StreetPrior to Seaview Avenue Industrial ParkProject<br />
  15. 15. Demolition of 480 Bunnell StreetSeaview Avenue Industrial Park Project<br />
  16. 16. Seaview Avenue Industrial ParkAll-Phase Construction Bunnell Street<br />Before view of 480 Bunnell Street<br />Demolition and Remediation<br />New steel going up on All Phase site. Progress photo July, 2006.<br />
  17. 17. All Phase Project: Completion of Building 1 <br /> Seaview Avenue Industrial Park Project <br />
  18. 18. 2005 Aerial View - 1558 Barnum AvenueMetal Scrap Yard <br />
  19. 19. Metal Scrap Yard1558 Barnum Avenue<br />Metal scrap yard mid 1930s to<br />2003; recycling electronic circuit<br />board etching solutions from 1980-90.<br />Former operators used<br />bankruptcy protection and single<br />purpose entities to fight foreclosure<br />for more than 10 years. City acquired <br />via tax foreclosure in 2004. <br />Original remediation estimates:<br />$300K to $800K; after post foreclosure<br /> investigations: $1.3- $1.8 Million. <br />Final remediation cost $2.5 million.<br />PCB contamination!<br />Only 4.8 acres. <br />EPA RLF available.<br />
  20. 20. Metal Scrap Yard @ 1558 Barnum AvenueSite Assessment Activities, 2005<br />
  21. 21. Remediation in Progress @ 1558 Barnum Avenue, Summer 2007<br />
  22. 22. Remediation in Progress @ 1558 Barnum Avenue, Summer 2007<br />
  23. 23. Remediation in Progress @ 1558 Barnum Avenue, Summer 2007<br />
  24. 24. Industrial Condominium Project Concept for 1558 Barnum Avenue<br />Building 3<br />10,330 sq. ft.<br />Building 1<br />18,560 sq. ft.<br />Barnum Avenue<br />Lot Size:<br />2.8 acres<br />Lot Size:<br />2.0 acres<br />Existing Building<br />28,830 sq. ft.<br />Building 2<br />17,280 sq. ft.<br />
  25. 25. Rehabilitation of Existing Industrial Building - 1558 Barnum Avenue<br />
  26. 26. Barnum Avenue Business Park1558 Barnum Avenue<br />81,000 square foot new industrial park being developed by Northeast Building Supply on a remediated metal scrap yard <br />EPA/City of Bridgeport collaboration success story<br />
  27. 27. Rehabilitation of Neighboring Property – 1558 Barnum Avenue<br />
  28. 28. Keys to SuccessRedevelopment of 1558 Barnum <br />A Motivated Seller (COB) <br />public health<br />addressing neighborhood frustration<br />neighborhood improvement <br />economic activity <br />not sales proceeds<br />City’s Track Record w/ EPA<br />nationally recognized successes in brownfield reclamation<br />leveraging other sources of funding<br />Understanding EPA’s Priorities<br />cleaning up sites<br />preventing windfalls<br />recycling the BCRLF money for future deals<br />not commercial terms <br />The Right Borrower/Developer<br />vested interest in the neighborhood<br />prior experience with remediation<br />patient money<br />guts<br />
  29. 29. Former American Fabrics ComplexConnecticut Avenue, Bridgeport<br />Approximately 360,000 square feet- obsolete buildings- inefficient layout<br />Acquired by CoB via tax foreclosure in 2006<br />
  30. 30. Former American Fabrics ComplexBuilding Demolition and Paving<br />
  31. 31. Former American Fabrics ComplexBuilding Restoration and Paving<br />
  32. 32. Former American Fabrics ComplexBuilding Restoration and Paving<br />
  33. 33. Bridgeport Commerce Park(former American Fabrics)<br />City utilized EPA Assessment $ to narrow unknowns <br />Sale to private developer with significant brownfields experience<br />Portion of sales proceeds escrowed to match developer’s demolition/ remediation expenditures (credit)<br />$5 Million invested to create 230,000 square foot newly renovated <br />commercial/industrial campus for businesses and artists, completed in 2010.<br />Complex is currently 60% occupied, with 42 businesses and 85 employees.<br />
  34. 34. The Commerce Park includes the<br />AMERICAN FABRICS ART & DESIGN CENTER, home to 30 artists and arts related businesses <br />
  35. 35. 2005 Aerial View of Former Bridgeport Brass ComplexHousatonic Avenue, Bridgeport<br />
  36. 36. Former Bridgeport Brass Site – Southern Parcel (6 acres)<br />
  37. 37. Former Bridgeport Brass – Northern ParcelUnited Rentals Project<br />
  38. 38. United Rentals<br />Property had long history of tax delinquency. City abated portion of previous taxes for new owner in consideration of owner’s expenditures related to demolition and remediation (CGS 12-81). <br />United Rentals moved to Bridgeport from Fairfield and in 2009 completed construction on a 40,000 square foot facility at a remediated brownfield on Housatonic Ave just north of downtown – its largest site in New England. Personal property on the site exceeds $10 Million in value. <br />Annual new property tax revenue in excess of $300,000. <br />
  39. 39. Request for Proposals<br />80 Hastings Street<br />Redevelopment of 37,000 sf <br />Commercial-Industrial Property<br />Minimum Purchase Price: $10,000<br />Offered by <br />The City of Bridgeport, Connecticut <br />Bill Finch, Mayor<br />(City has utilized EPA assessment funding to<br />assess and develop RAP for the property)<br />
  40. 40. CITY OF BRIDGEPORT, CONNECTICUTOffice of Planning & Economic DevelopmentDonald Eversley, DirectorEdward Lavernoich, Deputy DirectorTel (203) 576-7221 www.bridgeportct.gov click “economic development”<br />