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

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. REDEVELOPING BROWNFIELDS
BRIDGEPORT, 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 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. Went Field Aerial View Circa 2000

6. Went Field Conceptual Plan

7. WENT FIELD PLAYGROUND

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. 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 Street
Prior to Seaview Avenue Industrial Park Project

15. Demolition of 480 Bunnell Street
Seaview Avenue Industrial Park Project

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. All Phase Project: Completion of Building 1
Seaview Avenue Industrial Park Project

18. 2005 Aerial View - 1558 Barnum Avenue
Metal Scrap Yard

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. Metal Scrap Yard @ 1558 Barnum Avenue
Site 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
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. Rehabilitation of Existing Industrial Building - 1558 Barnum Avenue

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. Rehabilitation of Neighboring Property – 1558 Barnum Avenue

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. 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. Former American Fabrics Complex
Building Demolition and Paving

31. Former American Fabrics Complex
Building Restoration and Paving

32. Former American Fabrics Complex
Building 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 Complex
Housatonic Avenue, Bridgeport

36. Former Bridgeport Brass Site – Southern Parcel (6 acres)

37. Former Bridgeport Brass – Northern Parcel
United 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, CONNECTICUT
Office of Planning &
Economic Development
Donald Eversley, Director
Edward Lavernoich, Deputy Director
Tel (203) 576-7221
www.bridgeportct.gov
click “economic development”