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Brownfields|Notable City Projects [Bridgeport, CT=2010]

Brownfields|Notable City Projects [Bridgeport, CT=2010]

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