Brownfields 101 briefing by NJIT TAB for Baltimore Urban Waters Partnership
•Download as PPTX, PDF•
2 likes•1,161 views
Presentation by New Jersey Institute of Technology Technical Assistance to Brownfield Communities Programs on Brownfields 101. Presented at June 2015 Baltimore Urban Waters Partnership meeting.
Recommended
Recommended
More Related Content
What's hot
What's hot (15)
Similar to Brownfields 101 briefing by NJIT TAB for Baltimore Urban Waters Partnership
Similar to Brownfields 101 briefing by NJIT TAB for Baltimore Urban Waters Partnership (20)
More from Michael Galvin
More from Michael Galvin (13)
Recently uploaded
Recently uploaded (20)
Brownfields 101 briefing by NJIT TAB for Baltimore Urban Waters Partnership
- 1. Elizabeth Limbrick Sean Vroom June 9, 2015 New Jersey Institute of Technology (NJIT) Technical Assistance to Brownfields Communities (TAB)
- 2. What is TAB? 2 TAB is a technical assistance program, funded by the USEPA, which is intended to serve as an independent resource to communities and nonprofits attempting to cleanup and reclaim brownfields. 1 NJIT’s TAB program covers communities in EPA Regions 1 and 3. Technical Assistance for Brownfields TAB@NJIT.EDU
- 3. What are NJIT TAB Services? 3 Technical Assistance for Brownfields TAB@NJIT.EDU NJIT TAB can provide free assistance throughout the brownfield process from getting started to staying on track to getting the job done. All services must be aimed at achieving Brownfields clean up and development and be consistent with Region 1 and 3 programs.
- 4. Who is the NJIT TAB Team? 4 A multi-disciplinary team consisting of personnel with academic research, government, industry and consulting experience. NJIT has been providing brownfields services to communities for 20 years. Technical Assistance for Brownfields TAB@NJIT.EDU
- 5. Who Can Receive NJIT TAB Assistance? 5 Technical Assistance for Brownfields TAB@NJIT.EDU Communities, regional entities and nonprofits interested in brownfields
- 6. What are NJIT TAB Services? 6 Technical Assistance for Brownfields TAB@NJIT.EDU NJIT TAB can provide free assistance throughout the brownfield process from getting started to staying on track to getting the job done. All services must be aimed at achieving Brownfields clean up and development and be consistent with Region 1 and 3 programs.
- 7. Examples of NJIT TAB Services 7 Great website – www.njit.edu/tab FAQs, Guidance on Managing BF projects, download materials from previous workshops One-on-One Technical Assistance Review , Analysis, and Interpretation of Technical Reports Brownfields Workshops Webinars Archives available at njit.edu/tab Technical Assistance for Brownfields www.njit.edu/tab 7
- 8. NJIT TAB CONTACT INFORMATION 8 Informal Process for assistance – just call or email us – there is no contact to sign. All assistance is free to eligible entities. NJIT TAB Hotline 973-642-4165 tab@njit.edu http://www.njit.edu/tab/ Colette Santasieri Santasieri@njit.edu Elizabeth Limbrick Limbrick@njit.edu Sean Vroom SVroom@njit.edu Technical Assistance for Brownfields www.njit.edu/tab 8
- 9. Brownfields Overview 9 Topics for Discussion Definition – What is a Brownfield History of Brownfields Benefits of Brownfield Redevelopment Brownfield Redevelopment Process Brownfield Successes
- 10. Definition 10 What is a Brownfield Site? A property whose full use is hindered by fears of environmental contamination Liability / Funding to cover remediation costs “Real Property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant.” EPA (Real or perceived contamination)
- 11. Where are Brownfields? 11 Brownfields are: Everywhere Concentrated in areas of former industrial use
- 12. What Are the Fears? 12 Sites are dirty, trashed, clearly used “Real” Contamination: In the buildings In the soil In the water Liability Lack of Funds to cover remediation costs Displace Residents (eminent domain)
- 13. Brownfield Redevelopment 13 YOU ARE NOT ALONE. A 2010 Survey of 75 cities by the US Conference of Mayors showed that for just these 75 cities: Brownfield sites = 29,624 representing 45,437 acres Baltimore 2010 study 2,500 acres of BF in the City
- 14. How Did We Get Here: History of Brownfields 14 Baltimore Harbor Source: Maryland Historical Society Sparrows Point – Turning Basin, 1953 Source: Mark Reutter Collection Holland Tack Factory, 1300 Bank St., Baltimore, MD Source: bmore media
- 15. History of Brownfields 15 FORMER GAS STATION Source: EnviroSure Inc, RIW South Waterfront Service Station, September 2009. FORMER FACTORY Source: Limbrick 2010 FORMER JUNKYARD Source: Limbrick 2008
- 16. Do I Have a Brownfield in My Community? 16 Do I have a brownfield in my Community? Ask yourself: Do I know of a site that is vacant or less productive than it should be? Are there concerns about environmental contamination?
- 17. Why is this site a Brownfield? 17 Manufacturing Soil, groundwater contamination Heating Oil Tank Leak Currently Unused Deteriorated Underutilized Source: The Register Citizen, August 11, 2014. Esteban L. Hernandez
- 18. Why is a RR a Brownfield? 18 Railroads may contain several sources of contamination: Railroad ties (wood treating chemicals Pesticides Slag used as railroad bed fill Brake Fluid / Hydraulic Fluid Fuel Fossil Fuel Combustion products PCBs in railroad transformers (used to power locomotives) Solvents for cleaning Spilled or leaked chemicals Note: Railyards / Maintenance areas may include additional issues
- 19. Why is Brownfield Redevelopment Important? 19 Environmental, Societal and Economic Benefits Cleans up the Environment Improves Community Appearance – Decreases Blight – Eliminates Eyesores Increases Property Value Liability for doing nothing: Potential fines for environmental enforcement actions Can bring jobs & new investment to community
- 20. Brownfield Redevelopment Fiscal Benefits 20S. B. Friedman & Company (SBFCo.), Fiscal Analysis of Brownfield Redevelopment, March 10, 2009.
- 21. Brownfield Redevelopment Fiscal Benefits 21S. B. Friedman & Company (SBFCo.), Fiscal Analysis of Brownfield Redevelopment, March 10, 2009. EAV = Equalized Assessed Values CAGR = Compound Annual Growth Rate
- 22. Tax Benefits of Brownfield Redevelopment 22 CASE STUDY #1 Gateway Center / Metra Station Former dry cleaner, EPA Brownfields Grant of $60,000. 7-acres, in downtown Projects created centralized parking; added new, transit-oriented commercial and retail space to the downtown; and provided a new, better-situated Metra station. The 1,244-space public parking garage Commuter parking facility Engineering Control Gateway Center, a 102,000-square-foot office building. The east end contains several small retailers and a restaurant. 2001 = $88,000 property taxes 2002 = BF redevelopment begins – City ultimately invests $14.8 M using TIF 2008 = Project completed and is generating $927,000 in property taxes
- 23. Tax Benefits of Brownfield Redevelopment 23 CASE STUDY #2 Calumet, IL 18 blocks of vacant industrial properties EPA Assessment grant of $200,000 State grant of $88,305 to cleanup of the contamination approximately 30 USTs removed 1994 City purchased the properties $13 million in proceeds from TIF-backed bonds City attracted two fast-food restaurants (totaling 6,800 SF) and four new industrial businesses (totaling 94,000 SF) in addition to aiding in the expansion of an existing construction business. City sold its parcels for $1.00 after the each project plan was approved by the City Council. Since 2005, the area has added a massage therapy school and a 13,000-square-foot retail building, and an existing plumbing business has expanded. The City has more than doubled its property taxes within the project area, from $362,000 in 1999 (adjusted to 2008 dollars) to $777,000 in 2008.
- 24. Redevelopment Options 24 Industrial Residential Commercial Mixed Use Parks / Greenspace (trails, public water access / boat ramps, golf course, etc.) Government Urban Agriculture / Food Distribution
- 25. Reuse Examples: Park / Greenspace 25 NYC Highline Source: PSFK psfk.com Lardner’s Park Point / East Coast Greenway, Northeast Philadelphia, PA Source: NJIT TAB New Broadway East Community Park – “Parks and People” Source: Alliance for Community Trees
- 26. Reuse Example: Went Field Park, Bridgeport, CT 26
- 27. Reuse Example: Community Garden 27 Boone Street Farm, 2100 Boone St., Baltimore MD Neighborhood Hub: “became a space for children to play, neighbors to garden, fellow gardeners to cultivate, local artists to create art, neighbors to gather, and more”
- 28. Reuse Example: Community Garden - Northern Liberties, Philadelphia 28
- 29. Reuse Example: Albert Steel Drum – FedEx Facility Newark NJ 29 Source: NJIT
- 30. Reuse Examples: Industrial / Green Energy / School / Ballpark 30Fairless Hills, PA Source: KIPC and Langan Engineering http://www.eswp.com/brownfields/Costello.pdf Camden ECDC School Source: Limbrick Minor League Ballpark Campbell’s Field / Camden Riversharks, Camden, NJ Source: NJDEP Solar Farm Source: PSEG.com
- 31. Reuse Examples: Commercial/ Retail / Office Park/ Mixed Use 31 Trenton Office Park Source: Langan Engineering Bronx Terminal Market Sources: NYDEC and Plaza Construction Mixed Use Development with Affordable Housing Courtland Corners, Melrose Commons South Bronx, NY Source: Bob Wieda and Phipps House / NYDEC http://www.dec.ny.gov/chemical/50491.html Residential : Apartments - LEED Source: Trammel Crow Residential
- 32. Steps in Brownfields Redevelopment 32 Yes – I have brownfield site… Now What?
- 33. What is Typically Involved with Redeveloping a Brownfield? 33 Redevelopment Site Preparation Environmental Remediation Environmental Investigation Acquisition / Site Control Site Identification / Community Involvement / Planning
- 34. What is Typically Involved with Redeveloping a Brownfield? 34 • Inventory • Single Site • Common Types of Sites • Area-wide Approach to Sites Site Identification • Analyze community needs and preference to prioritize development strategies • Can be a critical piece of redevelopment • Often ignored by developers Community Involvement
- 35. What is Typically Involved with Redeveloping a Brownfield? 35 • Evaluating existing environmental conditions, local market potential, and area infrastructure improvements needed; • Developing strategies for brownfields site cleanup/reuse; • Identifying resources or leveraging opportunities to implement their plans. Planning
- 36. What is Typically Involved with Redeveloping a Brownfield? 36 Purchase or sale agreement Involuntary acquisition methods tax foreclosure eminent domain Site Access Agreement with option to purchase Acquisition / Site Control
- 37. What is Typically Involved with Redeveloping a Brownfield? 37 Phase III Remedial Investigation Quantification: What is the nature and extent of our contamination? How much? Phase II Site Investigation Qualification: Do we have contamination/environmental issues? Yes or No? Phase I Preliminary Assessment What environmental issues could we have? Environmental InvestigationEnvironmental Investigation
- 38. What is Typically Involved with Redeveloping a Brownfield? 38 Implement Remedial Action Work Plan • Conduct Clean Up • Ensure Clean Up Was Effective Remedial Action Work Plan (RAWP) Actions that will be taken to address identified contamination Clean Up (Remediation)
- 39. What is Typically Involved with Redeveloping a Brownfield? 39 Measure of Finality Remedial Action Report Documents implementation and effectiveness of Remedial Actions Clean up (Remediation)
- 40. What is Typically Involved with Redeveloping a Brownfield? 40 Infrastructure Improvements Site Clearing Demolition Permits / Approvals Site Preparation
- 41. What is Typically Involved with Redeveloping a Brownfield? 41 Property is occupied and operating as its planned reuse. Ownership and leasing transactions are finalized Construction Integrated Remediation (cap) Redevelopment
- 42. Liability 42 What are the potential liabilities / uncertainties? Environmental Costs Some lenders may also be wary Uncertainty on costs for Investigation / Remediation Additional costs for Consultants & attorneys Time Uncertainty on timeframe for cleanup Grant process takes time More players involved Depending on selected remediation, may limit reuse options
- 43. Liability Relief Federal – CERCLA Innocent Purchaser Involuntary Acquisition 3rd Party Defense TIP 1) Always do your Due Diligence aka “All Appropriate Inquiry” / Phase I before purchasing a property 2) Do not exacerbate the contamination 43
- 44. Responsibilities 44 Due Diligence Once you own it, you must: Not exacerbate the contamination Remove and properly dispose of any hazardous substances that are leaking (or likely to leak) Report discharges Take action to reduce substantial threats Restrict access in order to minimize damage that may result from unauthorized access to the property
- 45. Timeframes 45 How long will the cleanup take? It depends on the level, type, amount, and extent of contamination, cleanup standards, and funding. More Detail Timeframes
- 46. Timeframes 46 There is no “average site” so there is no “average timeframe”. However, timeframes for redevelopment vary from 6 months to 10 years and beyond. Best scenario: property is owned minimal contamination permits are in place funding has been secured redevelopment plans have been approved
- 47. Example Timeframes Brownfield Redevelopment 47 Phase I secure funds (variable) RFP (variable) hire consultant (variable) Conduct Phase I (See above plus 2 months) Phase II secure funds (variable) RFP (variable) hire consultant (variable) Conduct Phase II (see above plus 2-4 months) Phase III secure funds (variable) RFP (variable) hire consultant (variable) Conduct Phase III (see above plus 2 month to 5 years+) Environmental Remediation secure funds (variable) RFP (variable) hire consultant (variable) Conduct Remediation (see above plus variable (1 month to 2 years+ for easy site))
- 48. How much will this Cost? 48 How much will it cost to investigate and remediate the site? It depends on the level, type, amount, and extent of contamination, and cleanup standards. Phase I $5,000 Phase II $5,000 to well over $100,000 Phase III??? $5,000 - $300,000+ Remediation $20,000 - $1Million+ Note – to enter MD VCP – Phase I and Phase II plus $6K application fee How long will the cleanup take? It depends on the level, type, amount, and extent of contamination, cleanup standards, and funding.
- 49. Financing Brownfield Redevelopment 49 Technical Assistance Tax Incentives Local Financing Tools Low Interest Loans Loan Guarantees Federal Grants
- 50. MD Funding Programs 50 Brownfields Revitalization Incentive Program Brownfields Assessments / State Superfund Division MD Water Quality Revolving Loan Fund (RLF) Baltimore Brownfield Property Tax Credit Brownfield Site Assessments
- 51. What’s Been Linked Together for Redevelopment Projects? Grants US EPA assessment and cleanup grants HUD’s Community Development Block Grants (for projects locally determined) EDA public works and economic adjustments DOT (various system construction, preservation, rehabilitation programs) Army Corps of Engineers (cost-shared services) USDA community facility, business and industry grants Content from Charlie Bartsch, USEPA Senior Program Advisor Other Federal Funding Programs 51
- 52. What’s Been Linked Together for Redevelopment Projects? Federal Investment Incentive Program EB5 Investments Equity capital & loan guarantees SBA Small Business Investment Cos. SBA Section 7(a) guarantees DOE energy facility guarantees Tax incentives and tax-exempt financing Targeted expensing of cleanup costs Historic rehabilitation tax credits Low-income housing tax credits New Markets Tax Credits (2015?) Industrial development bonds Energy efficiency construction credits Content from Charlie Bartsch, USEPA Senior Program Advisor Other Federal Funding Programs 52
- 53. What’s Been Linked Together for Redevelopment Projects? Loans EDA capital for local revolving loan funds HUD funds for locally determined CDBG loans and “floats” EPA capitalized revolving loan funds SBA’s microloans SBA’s Section 504 development company debentures EPA capitalized clean water revolving loan funds (priorities set/ programs run by each state) HUD’s Section 108 loans/guarantees SBA’s Section 7(a) and Low-Doc programs USDA business, intermediary, development loans Content from Charlie Bartsch, USEPA Senior Program Advisor Other Federal Funding Programs 53
- 54. Allied / Honeywell Chrome Site 54 Honeywell Manufacturing
- 55. During / After: Harbor Point 55 Honeywell Manufacturing Harbor Point LEED Gold Apartments Retail Office Space 9.5 acres of waterfront parks and a promenade
- 56. BEFORE: Riverside Drive, East Hartford, CT 56 1926 – 1980s Petroleum storage and distribution due to their location along the Connecticut River (Subsequently, buildings used for offices / warehouses) Soil and groundwater contamination Petroleum seeped into the Connecticut River causing a visible layer of oily water.
- 57. DURING: Goodwin College East Hartford, CT 57 11 acres 2005 Goodwin College purchased properties and removed 30 above-ground petroleum storage tanks 2006 – 2007 Environmental Investigation / Remediation Excavation / In-situ remediation (microbes) • USEPA Assessment Grant $122K • USEPA Brownfields Cleanup $600K • 3 Million Dollar PILOT remediation - CT Brownfields Redevelopment Authority • 2.25 million in state bond funds Dept. of Economic and Community Dev. • Goodwin College – 52 Million (includes private / bank financing) • Approx. 55-58 Million Total project cost
- 58. AFTER: Goodwin College East Hartford, CT 58 Dec. 2008, opened the 109,000 SF flagship academic center Approx. 500 employees Approx. 3,000 students. 2009-2010 added Environmental Degree Program and CT River Academy. Now a cultural and educational hub for the region. 10,000+ people on campus Brought $150 in economic development to the area (three times the initial investment).
- 59. BEFORE: Main & Pavilion St., Hartford, CT 59 • 2.46-acre site at the corner of Main and Pavilion Streets, • Previous uses included: dye works, gas station, a state arsenal, auto repair, and other uses • 1994 Developer began investigating site • 1998 Phase I conducted • 2000 Phase II – found petroleum contamination in the soil and water. • 2005: Connecticut Department of Economic and Community Development loaned $160,000 (from their EPA RLF grant) to the nonprofit for remediation • 2003 – 2004: 8 USTs removed, 2000 tons of contaminated soil excavated and removed. • Remediation completed in 2005.
- 60. AFTER: Main & Pavilion St., Hartford, CT 60 • Fall 2005 Metro Center Shopping Center Opens • Jan. 2006 – Sav-A-Lot Grand Opening
- 61. FUNDING Main & Pavilion St. Hartford, CT 61 $5.2 Million EPA $160,000 Revolving Loan Fund City of Hartford $100,000 CDBG Donation of land Community Economic Dev. Fund $5,000 Technical Assistance Grant $100,000 Bridge Loan Financing HUD $1,500,000 Section 108 Loan $300,000 Brownfield Economic Development Grant $300,000 Urban Development Action Grant Private $2,200,000 Construction $500,000 Loan Guarantee
- 62. Copper Star Coffee, Phoenix, AZ Former 1930s gas station, repurposed as popular coffee house. Took 1.5 years to complete adaptive use. 2006 – Coffee house opened Challenges: Zoning, Parking. Modifications to electric and accessibility to meet current codes. 2006 – Coffee house opened
- 63. BEFORE: US Patent Office Alexandria, VA Landfill During Excavation Past Uses RR Switching Yard (150 years +) Scrap yard Historic municipal landfill closed in the 1970s 15.66 acre Site – desirable location inside DC Beltway Extensive soil contamination Groundwater contamination Metals, VOCs, SVOCs, Petroleum, PCBs Source: Bariatos and Brebbia. Prevention, Assessment, Rehabilitation and Development of Brownfield Sites. Brownfields IV. Billiceria, MA. 2008.
- 64. Timeline: US Patent Office 1996: Proposal for Development (Congress approved leasing of 2 Million SQF of office space). 2000: Contract awarded to LCOR. Environmental Investigation began. Site was divided into 7 parcels for development. 2000 – 2005: Remediation • 450,000 CY of material disposed • Institutional controls prohibiting residential use and prohibiting use of groundwater. • Engineering controls: • hardscape capping or 2’ of clean fill • the construction of a gas collection system • vapor barriers, • gas collection piping, and blowers under the buildings to prevent the potential buildup of methane, other landfill gases, or VOCs. 2005: VDEQ VRP issues “Certificate of Completion”. Employees move to new office.
- 65. AFTER: US PATENT OFFICE US Patent and Trademark Office - $1,000,000,000 Site
- 66. Costs: US Patent Office Land Purchase $92 Million Environmental Engineering $2 Million Environmental Remediation $24 Million Campus Design $31 Million Construction Costs $518 Million Finance $191 Million Reserves $16 Million Misc. $38 Million TOTAL $912 Million
- 67. Economic Benefits: US Patent Office ECONOMIC BENEFITS: 9,000 employees – $795 Million estimated total wages paid per year. 2001 2009 Land Value per acre $5.6 Million $9.8 Million Total Assessed Value $87 Million $1.077 Billion Tax Revenue $0.9 Million $9.8 Million Adjacent site Tax Revenue $52K $119K Development continues the frenetic growth of the seen since U.S. Patent and Trademark Office moved there in 2005. Luxury Apartment buildings, 20-story Condo buildings, shopping district and restaurants have opened and more development is planned. NSF, with 2,100 workers, is planning to move here in 2017.
- 68. What Makes a Brownfield Redevelopment Successful? 69 1. YOU! 2. Partnerships 3. Community Involvement / Champion Remember: Whose Project is it? The Community’s 4. Agreement among stakeholders Community members Government entities Property ownerDeveloper Lender
- 69. What Makes a Brownfield Redevelopment Successful? 70 5. Evaluating and Mitigating Environmental Risks How “clean” does it need to be? 6. Is the Project Viable? Evaluate finances and funding sources. Do the numbers work? Can this area support the future use?
- 70. What Makes a Brownfield Success? 71 7. Financing / Funding Obtain the funds / financing 8. Timing
- 71. Conclusion 72 QUESTIONS? Learning More http://www.njit.edu/tab/ http://epa.gov/brownfields/ THANK YOU CONTACT INFORMATION: Elizabeth Limbrick –973-596-5519 limbrick@njit.edu TAB Hotline: (973-642-4165); tab@njit.edu
Editor's Notes
- Now let’s Talk about Brownfields.
- Examples of Assistance Include: Assisting with community involvement Explaining health impacts of brownfield sites Answering brownfield finance questions Providing information on integrated approaches to brownfield cleanup and redevelopment
- FREE, FREE, FREE – Does not cost you anything – does not come out of your grant. It is easier to tell you what we do than what we don’t do: We aren’t your environmental consultant – we don’t collect samples, we don’t analyze samples, we don’t write your Phase I report We don’t write you grant proposals (but we will review them) Outside of that we have a wide-range of services, as long as it is related to brownfields, such as strategic planning, and guidance on managing brownfield sites. Getting you started…. Explaining environmental laws, liabilities and regulatory program requirements Providing guidance in preparing EPA brownfield grant applications Providing guidance in development of strategic planning and integrating approaches to expedite brownfields cleanup and redevelopment projects Staying on track…. Providing guidance on how to manage brownfield grant projects Explaining the science and technology related to site assessment, remediation and site preparation activities Getting the job done… Advising on remediation methods Helping to gain community acceptance and involvement with brownfield projects Examples of Assistance Include: Assisting with community involvement Explaining health impacts of brownfield sites Answering brownfield finance questions Providing information on integrated approaches to brownfield cleanup and redevelopment
- One on One: Review of Grant Proposals. Need them 2-3 weeks prior to due date. First Come, First Served. We have limited capacity – get yours in early. Answering easy questions – “How do I log on to ACRES” to more complex questions, “What funding sources are available if we have a BRAC closure” Example: NJIT TAB developed a memorandum for NH Southwest Regional Planning Commission (SWRPC) summarizing important measures for economic development in the 4 Corners area and established specific objectives and strategies that can be carried forward into the Four Corners Action Plan. We want to do more one-on-one assistance in MD! Give us a chance. Technical: PCB Brochures – Guiding you through the PCB Rules under TSCA Workshops: Debrief Meetings – EPA ARC Grants 2012 and 2013 Removing Barriers to Brownfield Redevelopment Mill Redevelopment Seminars Reuse Planning (Dover-Foxcroft ME) Webinars: How to Prepare a Competitive EPA Brownfield Grant Application Funding for Brownfield Projects: Creative, Timely Federal Sources for Grants Living Shorelines to enhance BF sites ASTM Phase I Changes and AAI Webinar Community Engagement for Brownfields Let us know what new Workshops/Seminar/Webinar you want and we will do all the work to put it together and get expert speakers – and it will be free!
- Informal Process – just call or email NJIT TAB’s ability to effectively fulfill the service Order in which requests are received Relative need of the community insufficient technical expertise available need for redevelopment difficulty getting project started/completed value of service to a broader area or region equitable balancing of service between communities and stakeholders across the service area
- A brownfield site is a property whose full use is hindered by fears of environmental contamination (such as fears of liability for the clean up and funds to pay for the cleanup). I will read the EPA Definition brownfields with you: Real or perceived contamination Where are they? Everywhere Industrial areas tend to have more
- A substantial number of local governments avoid acquiring brownfield sites because of fear of environmental liability for the cost of cleaning up contamination they had no role in creating or releasing. A secondary problem is that many potential brownfields projects on publicly owned sites have been ruled ineligible, in part, because the localities cannot satisfy the requirements to establish “involuntary acquisition.” What else has Inhibited Contaminated Property Transactions in Connecticut? Transfer Act Complexity • Never ending liability under Transfer Act • Duty to “chase the plume” • Audit process • Uncertainty • Open-endedness • Connecticut reputation as tough place to develop • New BF Remediation & Revitalization Program changes that – we will discuss later –but is limited to 32 sites per year. Many brownfield owners are satisfied with leaving their properties in their current condition. In some cases the neighborhood property values may seem too low to justify any sort of investment in the site. In other cases, the level of contamination is so slight that it seems unlikely to harm anyone. A property owner who decides to do nothing should be sure that the decision is based on a full understanding of the situation. Unfortunately, many owners may not have full information or analyze all the implications of leaving a brownfield as is. Community members may be able to convince an owner to reconsider the decision to let the property sit, but the owner may resent such an intrusion. In particular, the owner should look at possible liabilities for environmental contamination. Even potential liability can affect a business, making it harder to get credit or raise equity for projects not directly related to the brownfield. Also, a property owner who is letting a brownfield sit idle probably should make sure that things are not about to get worse. If the site is posing a health or environmental threat to neighbors, delay could lead to bigger injuries and bigger liabilities. On a site bad enough to justify government attention, an owner who waits may be inviting cleanup on expensive terms dictated by the government, possibly with years spent with attorneys arguing over the process. In such a situation both the owner and the community may lose as the cleanup is likely to take longer, be more expensive, and not be coordinated with redevelopment options. Even when cleanup appears to be a losing proposition, prompt cleanup may make sense as a way for an owner to cut losses.
- Late 18th Century – Industrial Revolution – Area used to have factories & industries by the 1970s many had moved out and left behind contaminated land and water. Take Baltimore for example From the early 1700s – Baltimore Harbor strategic location – trade, shipbuilding, canning, and steel industries. The 1st US Navy ship ever to enter service was launched from Harris Creek Shipyard in Fell’s Point on 9/7/1797 (USS Constellation) By the mid 1800s, oyster harvesting was a large industry, and ancillary industries, such as canning were springing up. Baltimore became the center of the canning in the county. By 1870 there were more than 100 packing houses in the city. That brought with it – the steel industry. The Pennsylvania Steel Company steel mill and shipyard was constructed in 1893. In 1916 – Bethlehem steel acquired the steel mill and the steel industry came to dominate the local economy. Many immigrants moved to the area with the promise of high pay of industrial jobs. Decades of huge population growth – fueled by immigration growth peaked in 1950. Post WWII – The population began to shift to the suburbs – and the businesses followed the people. As a result economic conditions in Baltimore declined. By the late 1950s – businesses and government rallied to prepare a redevelopment plan to save the Downtown and 240 acres around the Harbor. In 1976 tourists flocked to the Harbor for the bicentennial celebration with the International Tall Ships sailing into the harbor. By 1980, Harborplace and the National Aquarium opened. Today, Baltimore’s tourism industry employs over 16,000 residents. More recently new mixed-use neighborhoods along the waterfront such as Harbor East have grown, with locally owned restaurants, movie theatres, hotels and luxury condominiums rising along the skyline. Many of the leading national and regional employers have moved to new LEED certified buildings along the waterfront
- RR Ties are treated with Creosote and other chemicals Pesticides - (to keep tracks clear of vegetation) (lead arsenate) Arsenic-laced slag used as railroad bed fill (may include other contaminants) Fuel (petroleum products) / Lubricating oils Fossil Fuel Combustion products (Coal ash (lead and arsenic) and PAHs) PCBs in railroad transformers (used to power locomotives)
- Why is BF Redev. Important Is it better to leave Contaminated property contaminated? Or is it better to cleanup and develop a new use for the property? Fostering New Growth on Old Land First, There are Environmental and Societal Benefits of: Cleaning up the Environment Health & Safety Neighbors worry Reduces blight and revitalizes urban areas / neighborhoods Removes Stigma of contamination Restores pride in the community More sustainable land use – Values existing infrastructure Preserve Greenspace Prevent Sprawl – Encourages Planned Growth Economic – Tax base Improved Property Values jobs
- Equalized Assessed Values (EAVs) Property Value Multiplier: This metric is the ratio of the inflation-adjusted EAV (in 2007 dollars) of the project site prior to construction and after completion and full/substantial assessment of the project. The purpose of this metric is to quantify and compare the direct impact of the six case study brownfield projects on the property values of the project site itself. The results in Table 2 show that, excluding the outlier value of the Station Crossing project, the Property Value Multiplier for the project site varies between 1.3 and 8.3 for the Stateline Industrial Area case study in Calumet City and the Homan Square Development in the City of Chicago. Property Value Multiplier. This metric is the ratio of the inflation-adjusted EAV (in 2007 dollars) of the secondary area prior to construction and after completion and full/substantial assessment of the project site. This metric is similar to the project site property multiplier in that both involve before and after property value ratios, but the purpose of the analysis is to quantify the indirect property value changes of the secondary area after the brownfield redevelopment projects. The results show that property value CMAP Fiscal Analysis of Brownfield Redevelopment multipliers on the secondary area are much more modest, ranging from 1.06 to 2.52, excluding the Main Street Station case study in Roselle that experienced a decline in value in the secondary area. Establishing the goals of the redevelopment. The community should establish the goals of the proposed redevelopment. Potential goals could be creating a revitalized and active district, increasing jobs, enhancing tax base, stimulating private investment or a combination of some of these goals. It is important to keep in mind that in some cases these goals might not be compatible. For example, a mixed-use condominium and retail project can help revitalize a downtown district and enhance the tax base, but it will not likely have a strong impact on a community’s job base. On the contrary, job-producing manufacturing/industrial uses may have a lower impact on enhancing the tax base of a community because these uses tend to have lower property assessments. Calumet City was successful in fulfilling its primary intent of enhancing its job base by creating development-ready land for new companies, but achieved only a modest enhancement in its tax base.
- Equalized Assessed Values (EAVs) Property Value Multiplier: This metric is the ratio of the inflation-adjusted EAV (in 2007 dollars) of the project site prior to construction and after completion and full/substantial assessment of the project. The purpose of this metric is to quantify and compare the direct impact of the six case study brownfield projects on the property values of the project site itself. The results in Table 2 show that, excluding the outlier value of the Station Crossing project, the Property Value Multiplier for the project site varies between 1.3 and 8.3 for the Stateline Industrial Area case study in Calumet City and the Homan Square Development in the City of Chicago. Property Value Multiplier. This metric is the ratio of the inflation-adjusted EAV (in 2007 dollars) of the secondary area prior to construction and after completion and full/substantial assessment of the project site. This metric is similar to the project site property multiplier in that both involve before and after property value ratios, but the purpose of the analysis is to quantify the indirect property value changes of the secondary area after the brownfield redevelopment projects. The results show that property value CMAP Fiscal Analysis of Brownfield Redevelopment multipliers on the secondary area are much more modest, ranging from 1.06 to 2.52, excluding the Main Street Station case study in Roselle that experienced a decline in value in the secondary area. Establishing the goals of the redevelopment. The community should establish the goals of the proposed redevelopment. Potential goals could be creating a revitalized and active district, increasing jobs, enhancing tax base, stimulating private investment or a combination of some of these goals. It is important to keep in mind that in some cases these goals might not be compatible. For example, a mixed-use condominium and retail project can help revitalize a downtown district and enhance the tax base, but it will not likely have a strong impact on a community’s job base. On the contrary, job-producing manufacturing/industrial uses may have a lower impact on enhancing the tax base of a community because these uses tend to have lower property assessments. Calumet City was successful in fulfilling its primary intent of enhancing its job base by creating development-ready land for new companies, but achieved only a modest enhancement in its tax base.
- The north end of the site contains Gateway Center, a 102,000-square-foot office building. The east end contains several small retailers and is the new home of Durty Nellie’s, a restaurant with live entertainment that relocated from a smaller space elsewhere in downtown Palatine. The Gateway Center project had a significant catalytic impact in revitalizing downtown Palatine because the parking garage incorporated into the site provided an alternative location for commuter parking, freeing a significant amount of land for new retail and residential development to occur. The Village invested approximately $14.8 million in TIF funds in the redevelopment project, the majority of which was used to construct the parking deck.
- Establishing the goals of the redevelopment. The community should establish the goals of the proposed redevelopment. Potential goals could be creating a revitalized and active district, increasing jobs, enhancing tax base, stimulating private investment or a combination of some of these goals. It is important to keep in mind that in some cases these goals might not be compatible. For example, a mixed-use condominium and retail project can help revitalize a downtown district and enhance the tax base, but it will not likely have a strong impact on a community’s job base. On the contrary, job-producing manufacturing/industrial uses may have a lower impact on enhancing the tax base of a community because these uses tend to have lower property assessments. Calumet City was successful in fulfilling its primary intent of enhancing its job base by creating development-ready land for new companies, but achieved only a modest enhancement in its tax base.
- When you have a brownfield site, one of the key aspects is to determine what type of redevelopment should take place. Here I have listed some potential options – there are, of course, others: Industrial Residential Commercial Mixed Use Parks / Greenspace (trails, public water access / boat ramps, golf course, etc.) Government Urban Agriculture / Food Distribution Now, I will show some examples of actual Brownfield Redevelopment successes.
- The next few slides I am going to show you examples of how brownfield sites have been reused. BF can be redeveloped into Park & Greenspace. Lardner’s Point Park, a new public space along the Delaware River just below the Tacony-Palmyra Bridge, opened in 2012 bringing a softer green edge to the waterfront. This four-acre chunk of riverfront that served as a ferry terminal had lain vacant since the Tacony-Palmryra Bridge opened in 1928. Trash has piled up, and invasive species have taken over. In 2004, the site was bathed with an unsavory brew of oil that spilled from the tanker Athos 1. Cynwyd Heritage Trail, Lower Merion Twp., PA – 2 mile linear park which includes a 350 acre linear park on the abandoned Pennsylvania Railroad line. The park trail is constructed from asphalt with crushed stone shoulders as well as soft trails, and accommodates numerous activities such as cycling, walking, hiking and cross country skiing. The construction of the Trail was largely supported by a community based group “Friends of the Cynwyd Heritage Trail” which was formed in 2008. This group has and does support the design, construction, maintenance, and community involvement in the trail as well as securing financial support to sustain and enhance the park. The park, is a welcome new riverfront amenity, but it's also a significant ecological restoration project (funded in part as remediation after a 2004 oil spill) where marsh and wetlands replace a once-rubble strewn shoreline. At Lardner’s Point, the invasives have been plucked and native species planted — 600 trees and shrubs, 8,000 plants. Instead of finding concrete rubble, birds and fish will find food and breeding habitat. Humans will find picnic tables, park benches, a fishing pier, and a bicycle rack. Aiming for sustainability, planners had to ditch the idea for a composting toilet, but the lights are solar. The park also is seen as a vital connector — to the neighborhood on the other side of I-95 and to a bike trail that one day could stretch not just from one end of Philadelphia to the other, but from Key West to Canada. Along with lots of new plantings, the new park updated the old fishing pier, and added a patio near the water’s edge. The trail running through Lardner’s Point Park, along the utility right of way, abruptly ends, but the hope is that it will someday be part of the Delaware River’s waterfront trail network and the East Coast Greenway. And that’s a good thing because pedestrian access to the park via Levick Street remains a bit daunting. Standing quietly in the background is the historic, but still functioning Lardner’s Point Water Pumping Station.
- previously abandoned, unused land - Boone Street broke ground in March 2011 - on two empty lots that had been row houses 15 to 20 years before. Boone Street Farm includes a free community garden for neighbors, one hoop house, and a small fruit orchard, in addition to a small-scale market farm. In our first two years, we harvested over 2000 lbs of a large variety of produce, including kale, tomatoes, okra, cucumbers, beets, collards, black eyed peas, peanuts, green onions, garlic, summer squash, and green beans. In addition to selling fresh produce, we have also made value-added products such as vegetarian banh mi sandwiches vended at Artscape, or a bloody mary bar at a New Year’s Day event with homegrown canned tomatoes and pickles. In our 3rd season, we will continue to offer healthy food options and improve soil and water quality in our neighborhood, work to build economic sustainability and improve our farm infrastructure. Community engagement is an important part of our model. This year we are focusing on clean community initiatives, expanding our vermiculture system, hosting a series of monthly gardening and cooking workshops in our neighborhood, and collaborating with Cecil Elementary to host an after school garden club to promote science and nutrition education.
- Urban Agriculture in Philadelphia.
- From Industrial to Light-Industrial
- Green Energy … Industrial…Schools, and Ball parks
- Commercial / Residential Mixed Use
- This represents a typical laundry list of the phases that are undertaken for BF redevelopment. Everything is site specific and would be tailored to your particular site or sites. We’ll get into more detail later. PART I Visioning - Recognize a community or economic need. Formulating Reuse Scenarios - Evaluate business opportunity, financial viability, economic impacts and environmental conditions for the reuse of a property. PART 2 Transaction – Resolve risk management issues to facilitate property title transfer (if necessary). PART 3 Implementing Redevelopment – Conduct environmental remediation, construction and renovation steps, and ultimately sell the property
- Community identifies needs and formulates reuse scenarios A reuse assessment should consider the following: � Property Condition. To evaluate physical condition, obsolescence, defects, deferred maintenance, and items requiring capital investment. The assessment should include an analysis of the site, building structure, mechanical and electrical systems, safety issues (like fire protection), recommended building code compliance reviews, building interior and environmental conditions. Community Impact. To evaluate compatibility with community goals, planning and zoning, public safety issues, and value impacts on surrounding property values. Context. To evaluate relationship with surrounding properties, area vitality, and stakeholders. Opportunity. To identify economic assets, economic development opportunities, reuse scenarios, and resulting economic impacts Implementation Strategies. To identify possible players, partnering opportunities, and funding mechanisms. This assessment should answer the following strategic questions: Is the site marketable / useable as is? What needs to be done to make it marketable / usable? Is there a public benefit for reuse? What are the hurdles? What strategies will get us to reuse? Consider short/term intermediate re-use. Another Planning step: Coordination of intra-governmental relations: - Set up the right team. Who do you need? Economic development, planning, public works, environmental, solid waste, housing, public safety, engineering, transportation, human services, legal. Consider designating a coordinator / Point Person Coordination of inter-governmental relations – Set up the right team. Who do you need? City/ County / State Coordination with Stakeholders Coordination of funding / financing
- 2. Local government/non-profit acquires purchase agreement for property Once the site is obtained, any zoning changes or variances that may be required for the planned reuse should be pursued (e.g., changing the property’s zoning from industrial to commercial).
- VCP Access investigation / cleanup funds
- Site is prepared for construction.
- Ultimately the site is redeveloped. Based on assessment activities, planned cleanup actions, and stakeholder input, developers are typically able to integrate cleanup and construction activities. Engineers for cleanup and construction activities have developed detailed plans for streamlining the process and ensuring all issues are resolved so that the redevelopment process runs smoothly. This portion of the redevelopment process is extremely time-sensitive as construction delays may cause overall increases in redevelopment costs.
- A substantial number of local governments avoid acquiring brownfield sites because of fear of environmental liability for the cost of cleaning up contamination they had no role in creating or releasing. A secondary problem is that many potential brownfields projects on publicly owned sites have been ruled ineligible, in part, because the localities cannot satisfy the requirements to establish “involuntary acquisition.”
- Restrict access in order to minimize damage that may result from unauthorized access to the property
- There is no “average site” so there is no “average timeframe”. Vary from 6 months to 10 years and beyond. Best scenario: property is owned minimal contamination permits are in place funding has been secured redevelopment plans have been approved
- Note – that This is not every step.
- For example, if the groundwater under the site is contaminated, the cost of cleanup is likely to be much higher than if just the soil is contaminated. If the contaminated materials need to be transported off site for treatment that will also affect the cost. The cost will also depend on the standards that apply to the cleanup, particularly whether the use of the property is considered in setting cleanup levels. If a brownfield property is cleaned up to commercial use standards, for example, rather than residential use standards, the cleanup will typically be less expensive. The cost to the property owner of the cleanup will also be affected by whether there are other parties, such as previous owners of the property, that are also responsible for the contamination and can contribute to the costs. Trails: $260 per linear foot estimate for Manhan Trail in MA (for disposal of asbestos contaminated soil) $750,000 for a 3.3 mile trail segment using a cap (crushed stone) Betsie Valley Trail (MI) (5 years from start of investigation to completion of remediation) $1,000,000 for 0.4 mile Doyle Street Greenway in CA This program provides financial incentives for the redevelopment of brownfields, which are sites that either qualify for the Voluntary Cleanup Program or are contaminated by oil. To be eligible, these properties must be former industrial or commercial sites that pose a threat to public health or the environment. Sites located in densely populated urban centers that are substantially underutilized also qualify for the program. Funding will be available to prospective purchasers or other persons not responsible for the hazardous waste or oil contamination. Redevelopment of these sites will help revitalize industrial and commercial areas. Local governments are encouraged to participate in the Brownfields Revitalization Incentive Program (BRIP). If the local government elects to participate, a prospective purchaser or developer can receive a 5- year and up to 70% property tax credit on the increased value of the property as a result of the cleanup. A prospective purchaser or developer may submit an eligibility request for financial incentives to DBED at the same time an application is submitted to MDE for participation in the Voluntary Cleanup program. Economic development criteria are included in the Statue for determining eligibility for the BRIP. For more information regarding the Voluntary Cleanup Program please contact James Carroll, Maryland Department of the Environment, at 410-537-3493. For more information regarding the Brownfields Revitalization Incentive Program, please contact Jim Henry, Maryland Department of Business and Economic Department, at 410-767-6353.
- Applicability?
- Brownfields Revitalization Incentive Program (BRIP) BRIP is administered by the Maryland Department of Business and Economic Development and it provides loans and grants for financing site assessments, cleanup, and site improvements on “Qualified Brownfields Sites” (sites in the Maryland Voluntary Cleanup Program or Oil Control Program and meeting statewide objectives). Only innocent purchasers can be assisted with financing for cleanup and other site improvements. For more information about BRIP, contact: Jim Henry Maryland Department of Business and Economic Development Managing Director of Finance Programs 410.767.6353 Brownfields Assessments/State Superfund Division The Maryland Department of the Environment (MDE) occasionally has grants available to perform Phase I and Phase II environmental site assessments. Projects must meet eligibility requirements and are subject to EPA oversight. For more information, visit: http://www.mde.state.md.us/Programs/LandPrograms/ERRP_Brownfields/ bf_info/bffunding.asp Water Quality State Revolving Loan Fund MDE also has a revolving loan fund that provides low interest loans for projects that will help water quality in Maryland. There are many instances where Brownfields and Voluntary Cleanup sites might be eligible. For more information, visit: http://www.mde.maryland.gov/Programs/WaterPrograms/Water_Quality_Finance/ Water_Quality_Fund/index.asp City of Baltimore Incentives Primary contact for information regarding Brownfields assistance programs listed below: Gary Suskauer Baltimore Development Corporation Director of the Brownfields Initiative 410.837.9305 Brownfields Property Tax Credit For purchases of properties eligible for Maryland’s Voluntary Cleanup Program (VCP): A tax credit of 50-70% of the increase in City property taxes attributable to all improvements after entering the VCP may be granted for 5 years, or 10 years if the property is in an Enterprise Zone. Brownfields Site Assessments Staff facilitates access to local funds for site assessments. Depending upon funding availability, assistance can be provided for Phase I and Phase II environmental site assessments. Work must be performed by one of our pre-approved environmental firms and no projects can be funded retroactively
- Baltimore Chrome Works – mid 1800s Chromium ore processed until 1985. Allied Chemicals acquired in 1954 – later became Honeywell For more than 140 years, the Mutual Chemical Company and later Allied Chemical operated a chrome processing and manufacturing facility on Baltimore’s harbor, often referred to as the Baltimore Works. Chromium is used in making stainless steel and for chrome plating of other metals to reduce corrosion. It is also a component of certain ink and paint pigments. In the past it was used for leather tanning and wood preservation. Chrome Ore Processing Residue or COPR (pronounced ko-per) – a byproduct of operations at the Baltimore Works plant – was used as fill material at the Dundalk Marine Terminal. Some COPR was also placed at Allied’s factory on Race Street in South Baltimore. At the time, use of the material for similar applications was a commonly-accepted practice in Maryland and throughout the area. Operations at the plant ceased in 1985. Environmental issues In the mid 1980s – environmental investigations showed 62 pounds of Cr per day were migrating from the site (mostly to the harbor) – and 80% was Cr+6 In 1986, concentrations of Cr in the Patapsco River ranged were up to 2,000 ppb and 640 ppb Cr+6 1990s – Demolition of existing structures. Install a slurry wall (depth greater than 70 feet). By 1996, the concentration of Cr in the harbor was less than 20 ppb. 1999 – multimedia cap constructed (total thickness 5’) GW pumping– 16 extraction wells within the hydraulic barrier – depress gw table so that gw would not flow into the Patapsco. GW is transported off=site to a Haz Waste treatment facility Had to demonstrate 1 year of performance before development could occur May 2003 – EPA and MDE signed Prospective Lessee Agreement with Harbor Point Development LLC August 2003 – Developer entered MDE’s VCP Beginning in 2003 – temporary interim uses of the property for community – Cirque Du Soleil, public ice rink, NHL exhibition game A $110 million cleanup of the Baltimore Works site was completed under the supervision of the U.S. Environmental Protection Agency (EPA) in 1999. In 2006, the site received approval from Baltimore City's Planning Commission for a comprehensive mixed-use redevelopment plan led by Struever Bros. Eccles & Rouse and H&S Properties Development Corporation. In April 2006, Honeywell entered into agreements with MPA and MDE that will expedite the development of a final remedy at the Port.
- 1985 - Allied Chemical Chromium processing facility closed. chief tenant will be energy company Exelon 1.6 Million SF office space 914,000 SF of residential space (approx. 2000 residents) 195,000 sf of retail space 220,000 SF hotel 50,000 SF of cultural space 3,000 public parking spaces 9.5 acres of open space – including the promenade $1 Billion project (not including $100 Million in remediation) Beatty Development This project is the final piece that will connect the Inner Harbor to the Canton section of the Waterfront Promenade via the 7 mile walkway. Includes $107 Million in TIFs 7100 construction jobs 6600 permanent jobs Remediation – Cap and GW pump & Treat Remediation was substantially complete in 1999, but issues related to maintaining the integrity of cap as well as air-monitoring plans, and large public concern delayed the redevelopment. Development will use a sophisticated pile-driving method that isolates contaminated soil.
- 40,000 SF Retail. Also, in addition to construction jobs, the project created 36 new job opportunities for low- to moderate-income persons. A total of $5.2 million in federal, state, local and private funds went to the cleanup and redevelopment of the site. The Clay Arsenal neighborhood, one of the City's most distressed neighborhoods, is part of Hartford's North End, also now known more positively as Hartford's “Uptown” neighborhood. The 2000 Census suggests that the poverty rate is greater than 50% in the blocks around Main and Pavilion Streets, and 31% overall for Hartford. Only about 30% of the neighborhood residents own cars, and the new shopping center gives them walking access to many basic goods and services that they need. The new Shopping Center is anchored by a Save-a-Lot grocery store and also includes a Family Dollar store, a Laundromat, an American Cellular outlet and clothing and shoe stores.
- Once a small gas station, Copper Star still fuels city residents, but now it's by the cup, not the gallon. The unique architecture, signage, and often prime location of gas stations make them an intriguing adaptive reuse prospect for those with the creative wherewithal. Some have even gone so far as to turn them to private residences. Various states or programs tie targeted funding to gas station reuse, and a full quarter of the EPA's federal brownfield allocation is intended for petroleum brownfield sites. Converting the site from gas station to coffeehouse served as a catalyst for the development of Phoenix's Adaptive Reuse Program, as city ordinances made the process of repurposing old buildings unexpectedly difficult. At the time, it took Copper Star owner Bill Sandweg over a year and a half of working with city officials before the coffee shop finally opened in the spring of 2006. His efforts have paid off for his business and the community. Copper Star has become a favorite among locals, winning azcentral.com’s 2010 Readers’ Choice Award for Best Non-Chain Coffeehouse. Meanwhile, the award-winning adaptive reuse initiative has saved business owners who want to convert existing structures thousands of dollars and months of time in preparation, processing, and renovation. he city’s Adaptive Reuse Program began as a pilot program in April 2008 to streamline the process of modifying older buildings for new business uses. In addition to adopting theInternational Existing Building Code, the city offers guidance, expedited time frames and reduced costs to individuals and companies looking to “recycle” older buildings for new business uses. Program participants can save between two weeks to three months time and $2,000 to $40,000 during the development process. In September 2009, the program won a “Crescordia” in the “Livable Communities” category at Valley Forward’s Environmental Excellence Awards. The Crescordia, named for a Greek term meaning “to grow in harm
- NOTE: close proximity to rail, metro, bus lines and Reagan National Airport. Large tracts of undeveloped property are difficult to obtain and highly sought after within this market area as can be seen in the pre-remediation ~90 million dollar purchase price of the 15 acre study Site. This proximity to the nation’s capital results in exceptionally high land values even when obvious contamination is present.
- Deductibles, limits, and relatively short terms and may not be available to cover all situations. Depends on individual buyer, lender, or deal. increases transaction, but it creates a more predictable investment market, enhances the stability of a particular investment through risk management, and can actually enhance project feasibility.
- Now that we have talked about some of the benefits and drawbacks of BF redevelopment, I hope I have convinced you it is worthwhile endeavor. So now you may be asking yourself, What makes a BF Development Successful? YOU! Partnerships (Public / Private) Other: Community Involvement / Champion Remember: Whose Project is it? The Community’s Example: ECDC Agreement among stakeholders Community members Government entities Property owner Developer Lender
- You will also need to investigation and remediate contamination. Evaluating and Mitigating Environmental Risks Conduct Environmental Investigation Assess Remedial Options How “clean” does it need to be? Consider End Use Permanent or Ongoing (Cap?) Communicate risks to stakeholders Regulatory Oversight and Approval Determine what funding / financing is needed Is this feasible? Can you get the money? Will the area support the future use? (More on next slide)
- What else do you need to make a BF Successful? Financing -- Obtaining the funds/ Financing Overcoming the “bump” in initial costs Environmental Assessments and Remediation Look for Leveraging Grant and Loan Opportunities – Example USEPA Assessment Grants, Remediation Grants, Revolving Loan Funds; Other Loans HUD, State and Local Sources: Look to Economic Development Agencies, etc. Form Partnerships Timing – especially when cash flow is critical.
- I have provided links where you can find more information. Please visit our website. We have a few minutes. Do you have any questions on Brownfields? Thank you. Sean Vroom– svroom@njit.edu
- The resulting plans from the Brownfields Area-Wide Planning Pilot recipients will facilitate the assessment, cleanup and reuse of brownfields properties in conjunction with identifying area-wide investments and improvements necessary to revitalize the community, and include strategies for area-wide plan implementation.
- and what we know about each catalyst site with the most attention paid to Philly Coke
- that effectively balances equity, environment, and economics on a parcel-by-parcel level
- RR Ties are treated with Creosote and other chemicals Pesticides - (to keep tracks clear of vegetation) (lead arsenate) Arsenic-laced slag used as railroad bed fill (may include other contaminants) Fuel (petroleum products) / Lubricating oils Fossil Fuel Combustion products (Coal ash (lead and arsenic) and PAHs) PCBs in railroad transformers (used to power locomotives)
- More Urban Agriculture in Philadelphia. 1997: A litter strewn lot in Kensington that had been a steel galvanizing factory, a Superfund brownfield that had been capped by the EPA. They sign a two year lease with owner NKCDC. 1998: A $47,000 Ben Franklin Technology Center loan and co-founders each put in $1000 to create an urban farm. The first crop consists exclusively of baby field greens grown hydroponically for wholesale. The first year they sold $5,000 in lettuce. That seemed like a lot of green. 1999: Annual sales exceed $50,000. 2012: Greensgrow sold over $1,000,000 in product. Greensgrow Mobile Markets in West Philly to bring top quality local produce to underserved neighborhoods.
- 80%t of brownfields are managed by LEPs, Connecticut, Massachusetts, New Jersey and Ohio use a similar system. state has the right to take the oversight role back if there are problems, and the right to audit. If an engineer does bad work, he said, the state can report him or her to the state board that governs LEPs, asking for censure or revocation of their license. Effective October 1, 2009, the required review fee for this voluntary remediation program is $3,250, and the fee must be submitted with the ECAF. Section 405 of Public act 09-3 amended CGS section 22a-133x(e) to increase the filing fee for entry into this program to this amount. (Note: If the property transfers within three years, the $3,250 filing fee under this program can be applied toward the Property Transfer Filing fee required by CGS section 22a-134e.) Program Procedures A LEP shall verify that the investigation of the parcel has been performed in accordance with prevailing standards and guidelines and that the remediation of the parcel has been performed in accordance with the Remediation Standard Regulations (RSRs), unless within 30 days of the receipt of an ECAF and $3,250 filing fee, the Commissioner notifies the person (the applicant) submitting the ECAF in writing that the Commissioner's review and written approval of the investigation and remediation will be required. COMMISSIONER'S OVERSIGHT NOT REQUIRED (LEP): If the Commissioner's formal review and approval of the remediation is not required at the parcel, 90 days after the submittal of the ECAF and filing fee, the applicant must submit a statement of the proposed actions for the investigation and remediation of the parcel or release area, and a schedule for implementing such actions. This submittal should provide the name of the LEP that will be retained to oversee investigation and remediation activities at the parcel. The schedule submitted to DEEP should provide the following: submittal to DEEP of the investigation report(s) and remedial action plan(s) upon completion of such documents; public notice of remedial action prior to commencement of remedial action, pursuant to CGS section 22a-133x(g); submittal to DEEP of a copy of the public notice immediately following publication of such notice; and submittal of the LEP's verification on a form prescribed by the Commissioner following completion of remediation. DEEP should be notified in writing within 30 days should there be any change in the selection of the LEP originally identified, or any modification to the proposed schedule. Also, DEEP requests notification if the applicant is suspending or terminating work at the site under this program. Notice of Remedial Action: Prior to the commencement of remedial action, the applicant must publish a notice of remedial action in a newspaper having a substantial circulation in the town where the property is located, notify the director of health of the municipality where the parcel is located, and provide notice of remedial action by either of the following means: Erect and maintain for at least thirty (30) days a legible sign not less than six (6) feet by four (4) feet which is clearly visible from a public highway and must include the words "ENVIRONMENTAL CLEAN-UP IN PROGRESS AT THIS SITE. FOR FURTHER INFORMATION CONTACT:" and include a telephone number for an office from which any interested person may obtain additional information about the remedial action; or Mail notice of the remedial action to each owner of record of property which abuts such property at the address on the last-completed grand list of the relevant town. Upon receipt of a written verification by a LEP that the parcel has been investigated in accordance with prevailing standards and guidelines and the remediation of the parcel has been performed in accordance with the RSRs, the applicant must submit the verification to DEEP on a form prescribed by the Commissioner. COMMISSIONER’S OVERSIGHT (DEEP): If the Commissioner notifies the applicant that the Commissioner's formal review and approval of the investigation and remediation at the parcel is required, within 30 days of such written notice, the applicant must submit a proposed schedule for the investigation and remediation of the parcel, and a schedule for submitting related technical plans, reports, and progress reports. In accordance with the approved schedule, the applicant submits all technical plans, reports and progress reports for the Commissioner’s review and written approval. Upon the Commissioner’s approval of all actions identified in the technical plans, reports, and progress reports, the remediation will be complete, and the applicant shall receive written notice of such.
- Admission of eligible properties is based state-wide portfolio factors. • Commissioner wants a broad diversity of types of brownfield sites. Eligibility – The Applicant • Each applicants must satisfy and certify that he or she: – Is a “bona fide prospective purchaser,” innocent land owner, or contiguous property owner – Did not establish, create or maintain a source of pollution – Is not responsible for any pollution or source of pollution on the property – Is not affiliated with any person responsible for pollution on the property • Nomination by “municipality” prior to there being a Buyer Eligibility – The Property • Must be a brownfield • May not be – on EPA’s National Priority List of Superfund sites – A RCRA Corrective Action site
- The program assists applicants with the redevelopment of eligible brownfields by shielding such applicants from liability under state programs so long as: (1) the applicant did not contribute to the pollution; (2) the applicant has no legal affiliation with a party responsible for the pollution; (3) the applicant is not already obligated to remediate the pollution on the property; and (4) the applicant meets any further criteria that the Department of Energy and Environmental Protection (DEEP) deems necessary. After acceptance into the program, the applicant must submit a plan outlining efforts to investigate, remediate and redevelop the brownfield. Acceptance into the program does not limit a municipality’s ability to seek funding under Connecticut’s brownfield grant or loan programs. Many municipalities, previously reluctant to foreclose on properties that required hefty environmental remediation, support the act as a way to bolster economic development. Still required to comply with other BF remediation requirements