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Brownfields Redevopment - Notable City Projects [Bridgeport, Connecticut 2010]

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9-10ebcctbrownfieldsseminarfinal-100914104154-phpapp01

  1. 1. Brownfields Redevelopment Notable City Projects Bridgeport, Connecticut EBC CT BROWNFIELDS SEMINAR September 17, 2010 Edward Lavernoich City of Bridgeport, Connecticut Office of Planning and Economic Development Mayor Bill Finch
  2. 2. REDEVELOPING BROWNFIELDS BRIDGEPORT, CT
  3. 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. 4. BROWNFIELDS IN BRIDGEPORT WHAT’S AT 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. 5. Went Field Aerial View Circa 2000
  6. 6. Went Field Conceptual Plan
  7. 7. WENT FIELD PLAYGROUND
  8. 8. Went Field Expansion Background 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. 9. Bryant Electric Rendering Circa 1940
  10. 10. West End; Bryant Electric Complex and Environs, 1996
  11. 11. The New West End - State Street
  12. 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. 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. 14. Abandoned Industrial Bldg @ 480 Bunnell Street Prior to Seaview Avenue Industrial Park Project
  15. 15. Demolition of 480 Bunnell Street Seaview Avenue Industrial Park Project
  16. 16. Seaview Avenue Industrial Park All-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. Location: Description: All- Phase: Bunnell Street, Bridgeport Former site of an obsolete 80,000 sq ft multi-story factory Site history included dry cleaning, and various high impact manufacturing operations over 100 years. DECD/ DEP/ US EDA funding obtained for site assembly, remediation and public improvements. Growing local fabricator of ironwork. 25,000 square feet constructed. Additional 30,000 square feet planned. Short term EPA Brownfield loan of $350,000 used to bridge State Urban Sites and US EDA funding for land assembly and cleanup.
  17. 17. All Phase Project: Completion of Building 1 Seaview Avenue Industrial Park Project
  18. 18. 2005 Aerial View - 1558 Barnum Avenue Metal Scrap Yard
  19. 19. Metal Scrap Yard 1558 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. 20. Metal Scrap Yard @ 1558 Barnum Avenue Site Assessment Activities, 2005
  21. 21. Remediation in Progress @ 1558 Barnum Avenue, Summer 2007
  22. 22. Remediation in Progress @ 1558 Barnum Avenue, Summer 2007
  23. 23. Remediation in Progress @ 1558 Barnum Avenue, Summer 2007
  24. 24. Industrial Condominium Project Concept for 1558 Barnum Avenue Lot Size: 2.0 acres Building 2 17,280 sq. ft. Building 1 18,560 sq. ft. Building 3 10,330 sq. ft. Existing Building 28,830 sq. ft. Lot Size: 2.8 acres
  25. 25. Rehabilitation of Existing Industrial Building - 1558 Barnum Avenue
  26. 26. Barnum Avenue Business Park 1558 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. 27. Rehabilitation of Neighboring Property – 1558 Barnum Avenue
  28. 28. Keys to Success Redevelopment 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. 29. Former American Fabrics Complex Connecticut Avenue, Bridgeport Approximately 360,000 square feet- obsolete buildings- inefficient layout Acquired by CoB via tax foreclosure in 2006
  30. 30. Former American Fabrics Complex Building Demolition and Paving
  31. 31. Former American Fabrics Complex Building Restoration and Paving
  32. 32. Former American Fabrics Complex Building Restoration and Paving
  33. 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. 34. The Commerce Park includes the AMERICAN FABRICS ART & DESIGN CENTER, home to 30 artists and arts related businesses
  35. 35. 2005 Aerial View of Former Bridgeport Brass Complex Housatonic Avenue, Bridgeport
  36. 36. Former Bridgeport Brass Site – Southern Parcel (6 acres)
  37. 37. Former Bridgeport Brass – Northern Parcel United Rentals Project
  38. 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. 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. 40. CITY OF BRIDGEPORT, CONNECTICUT Office of Planning & Economic Development Donald Eversley, Director Edward Lavernoich, Deputy Director Tel (203) 576-7221 www.bridgeportct.gov click “economic development”

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