The workshop provided information on clearing the first hurdle in site redevelopment projects. It discussed site planning, hazardous building materials, site contamination issues, leveraging funding sources, and the proposed Eastern Connecticut Land Bank. The workshop was held on October 23rd at Foundry 66 in Norwich and featured presentations from Crosskey Architects, Fuss & O'Neill, Camoin Associates, and others on optimizing planning, remediation, and financing for project success.

1. Workshop: How to Clear the First Hurdle
in Site Redevelopment
Planning – Remediation Optimization – Financing
A Collective Assessment for Project Success
When: Wednesday , October 23, 2019
Where: Foundry 66, Conference Room
66 Franklin St., Norwich, CT
Time: 8:00 am – 9:30 am

2. Introductions of Event Supporters
Sponsored Support: Local Support:
Foundry 66 is a CoWork space that allows
small businesses to rent
workspace. Foundry 66 is more defined by
its members than its management.
Norwich Community
Development Corporation,
Inc
Norwich Redevelopment
Agency (RDA) –
can accept grants from the
federal government … to carry
out urban renewal projects
to promote and preserve the
region’s attractiveness, to
encourage new businesses, and
to assist and to nurture existing
and expanding local enterprises
GNACC's Mission takes a
leadership role to support,
promote, enhance businesses

3. How to Clear the First Hurdle
In Site Redevelopment
GNACC Sponsored Event
October 23, 2019

4. Eastern Connecticut / Major Businesses

5. Eastern Connecticut

6. Rural Uplands - Thames River Corridor

7. Rural Uplands - Thames River Corridor
The Day - The Thames and its Rivers
The Quinebaug, left, joins the Shetucket on its way to the Thames.

8. Workshop Agenda
Presentation by Teaming Partners:
1. Site Planning/Regional Factors - by Crosskey
Architects
2. Site Specifics-1: The Buildings (hazardous building
materials; disturb or not) – by Fuss & O’Neill
3. Site Specifics-2: The Land (soil contamination,
remediation, ELURs, etc.) – by Fuss & O’Neill (LEP)
4. Leveraging Funding (applicable programs) -
by Camoin Associates
5. Proposed Eastern Connecticut Land Bank –
opportunities/functions
6. Summing up the ‘Teaming Approach’ to Clear the
First Hurdle in Site Redevelopment
Questions from the Audience

9. 1. Site Planning /Regional Needs
Name: Ponemah Mill Commercial Block, Taftville, CT
Type: Historic Preservation/Mixed-use
Total Square Feet: 20,489 SF
Units: 12
Cost: $4,000,000.00
Name: Ponemah Mill South Building, Taftville, CT
Type: Historic Preservation/Multi-family
Total Square Feet: 143,253 SF
Units: 126
Cost: TBD

10. Survey the Building
Name: Montgomery Mill, Windsor Locks, CT
Type: Historic Preservation/Multi-family
Total Square Feet: 221,758 SF
Units: 160
Cost: $46,000,000.00

11. Develop the Program
Name: NEHCEU, Hartford, CT
Type: Health Care
Total Square Feet: 25,422 SF
Units: N/A
Cost: N/A

12. Review Zoning Regulations and Context
Name: Pawcatuck Thread Mill, Stonington, CT
Type: Historic Preservation/Multi-family
Total Square Feet: 124,568 SF
Units: 58
Cost: $23,240,884.00

13. Schematic Design - 1
Name: Read’s Artspace, Bridgeport, CT
Type: Historic Preservation/Mixed-use
Total Square Feet: 115,840 SF
Units: 61
Cost: $12,000,000.00

14. Schematic Design - 2
Name: 17 Brewer Street, New London, CT
Type: Historic Preservation/Mixed-use
Total Square Feet: 115,840 SF
Units: 61
Cost: $12,000,000.00

15. Schematic Design - 3
Name: Southington Cutlery Factory, Southington, CT
Type: Historic Preservation/Mixed-use
Total Square Feet: 237,747 SF
Units: 17
Cost: $10,000,000.00

16. Schematic Design - 4
Name: Talcott Mill, Vernon, CT
Type: Historic Preservation/Multi-family
Total Square Feet: 96,526 SF
Units: 83
Cost: $25,400,000.00

17. Cost Estimating

18. Potential Funding
Federal Historic Preservation Certification
Application
• 20% of the qualifying expenses of your
rehabilitation.
• available to properties that will be used for a
business or other income–producing purpose,
and a "substantial" amount must be spent
rehabilitating the historic building.
CT Historic Rehabilitation TaxCredit
• 25% tax credit on the QREs (hard costs associated
with the rehabilitation; site improvements and
non-construction costs are excluded.)
• 31.7 million in tax credit reservations available
each fiscal year.
• The per-project cap is up to $4.5 million in tax
credits.
• The structure must have a post-rehabilitation use
of one of the following:
o residential use of five units or more;
o mixed residential and nonresidential use;
or
o nonresidential.
Name: Hotel America (Spectra Plaza), Hartford, CT
Type: Historic Preservation/Mixed-use
Total Square Feet: 189,778 SF
Units: 193
Cost: $30,266,458.00

19. Successfully Completed Project
Name: Cheney Mill – Dye House
Manchester, CT
Type: Historic Preservation/
Multi-family
Total Square Feet: 89,805 SF
Units: 57
Cost: $14,409,464.00

20. Successfully Completed Project
Name: Capitol Lofts, Hartford,CT
Type: Historic Preservation/
Multi-family
Total Square Feet: 146,858 SF
Units: 112
Cost: $36,500,000.00

21. Two Scenarios for Evaluation
Site #1 - Open Land w/ Building Shell
Shipping Street Area, Norwich
(including Terminal Way)
Site #2 - Old Mill Buildings & Stacks
Baltic Mill Buildings, Sprague,
CT (27 Bushnell Hollow Road)

22. Site Redevelopment References

23. Site Redevelopment References
Site #1 - Open Land w/ Building Shell
Shipping Street Area, Norwich
(including Terminal Way)
Site #2 - Old Mill Buildings & Stacks
Baltic Mill buildings, Sprague,
CT (27 Bushnell Hollow Road)

24. Site #1 - Shipping Street Area, Norwich, CT

25. Site #1 - Shipping Street Area, Norwich, CT
Floodway Zone AE:
• Occupied space
• Water/wastewater/gas/electric/
MEP services
need to be above the AE flood
elevation plus 2 ft of sea level rise

26. Site #1 - Shipping Street Area, Norwich, CT
“A Waterfront Vision”
by the Norwich Harbor
Management Commission

27. Site #2 - Baltic Mill Buildings, Sprague, CT
Building has
been removed.
29 Bushnell
Hollow Road

28. Site #2 - Baltic Mill Buildings, Sprague, CT
29 Bushnell
Hollow Road,
Baltic, CT,
The entire site and surrounding
village and mill housing is listed
on the National Register of
Historic Places.
“Sprague getting $2 million for
Baltic Mill revitalization” … Done.

29. Site #2 - Baltic Mill Buildings, Sprague, CT
• The purpose of an ELUR is to
minimize the risk of human exposure
to pollutants and hazards to the
environment by preventing specific
uses or activities at a property or a
portion of a property.
• An ELUR is a tool that permits the
remedial goals for a property to be
dependent on the exposure risk
associated with its use.
Environmental
Land Use
Restriction
(ELUR) to be
established.
Building has
been removed.

30. 2. Site Specifics - Buildings/Structures
Hazardous Building Materials Services may include:
• Asbestos
• Lead Based Paint
• PCBs In Building Materials
• Mold/Water Infiltration
• PCB Ballasts/Mercury Equipment

31. 2. Site Specifics - Buildings/Structures
• Asbestos
 Require to test prior to disturbance
 Remove what will be impacted. Can manage in place
• Lead
 OSHA, EPA RRP, CTDPH
 What could look like just OSHA, may lead to RRP/CTDPH –
Commercial/industrial conversion to apartments
• PCBs in Building Materials
 No requirement to test, but Owner to understand waste generated
 Test, don’t test, presume? Scope, historical building considerations
• Mold/Water Infiltration
 Want to fix a condition that could cause same issue after renovation. Ex.
Barrier material at exterior walls absent – open wall cavity causing
moisture build up. Poor site drainage etc.
 Fire damage/smoke odor

32. 2. Site Specifics - Buildings/Structures
• Feasibility stage – testing tier options – visual, limited, comprehensive
• Ultimate site goal – what do you want at the end of the day?
• Structurally Unsound – Structural Engineer or Building Department
Support
• AWP with CTDPH
• PCBs – Owner’s Discussion – Historical Buildings, Presume/Test/Don’t
Test
• Other Environmental Materials (OEM) – Phase I nor Hazmat – “The
other stuff” – Boiler Ash, Garbage, Paints etc.
• Waste oversight and segregation management – clean material versus
hazmat disposal
• Identify all types of material management to avoid project change
orders

33. 3. Site Specifics – The Land
1. Environmental Assessment
• Develop Existing Conditions Plan
• Perform investigation and prepare
Assessment Report(s)
2. Engineering Assessment
• Identify & evaluate wetlands and flood zones
• Perform geotechnical evaluation
• Assess existing site utilities and storm water
• Evaluate site grading
• Analyze traffic patterns and develop infrastructure improvements
• Develop list of potential permits
3. Remedial Action Plan
• Evaluate remedial options for multiple development scenarios
• Prepare detailed cost estimates for remedial options

34. 3. Site Specifics – The Land
Existing Condition Assessment Typical Deliverable
Environmental Site Assessment Phase I, Phase II, & Phase III ESA
Assessment Report
Wastewater & Water Supply
Assessment
Engineering Assessment Report
Opportunities and Constraints Preliminary Reuse Evaluation

35. 3. Site Specifics – The Land
Environmental Site Assessment
Sampling Locations & Release Areas

36. 3. Site Specifics – The Land
Engineering Evaluation

37. 3. Site Specifics – The Land
Reuse Planning• Restaurant & Office

38. 3. Site Specifics – The Land
Remedial Planning
Integration of Remediation Into Site Design
• Coordination and Communication are critical
components
• Flexible to allow options for Different Development
Scenarios
− Concept Plan
• Cost Estimates based on findings & experience
− historic preservation process
− site development
− proper sequencing of solutions (abatement, demolition,
structural)

39. 3. Site Specifics – The Land
Accurate Cost Estimates

40. 3. Site Specifics – The Land
Remedial Action and Abatement Plans
Minimize Costs
Carefully Integrate
• Building Reuse
• Site Redevelopment
• Green Remedial Solutions
• Regulatory Alternative Options to
• Achieve Compliance
Well defined Plans
and Specs. save
construction cost
and minimize extras

41. • Integrate Site
Development with
Remediation:
• Building Placement
• Using Sub-Slab
venting Systems to
Control VOCs
• Incorporate
Sustainable Site
Design for LEED
Credits
• Perform Earthwork
Analysis to Minimize
Soil Disposal
• Design Lower Cost
Engineering Controls
− The development
infrastructure is
the solution
3. Site Specifics – The Land
Integrate Site Development with Remediation

42. 4. Leveraging Funding
Jim Damicis
Senior Vice President
• Immediate Past President, Northeastern Economic Developers
Association (NEDA)
• IEDC, Economic Development Research Program, International
Economic Development Council & Course Instructor
• Collaborator – Communities of the Future
• 25+ Years Experience in Economic and Community Development
Jim Damicis
Senior Vice President
• Immediate Past President, Northeastern Economic Developers
Association (NEDA)
• IEDC, Economic Development Research Program, International
Economic Development Council & Course Instructor
• Collaborator – Communities of the Future
• 25+ Years Experience in Economic and Community Development
Email: jim@camoinassociates.com
Website: www.camoinassociates.com
Twitter: @jdamicis
Linkedin: www.linkedin.com/in/jdamicis
Blog: www.camoinassociates.com/navigator
Tom Dworetsky, AICP
Director of Research
• Real estate market analysis
• Financial feasibility analysis
• Economic and fiscal impact analysis
Website: www.camoinassociates.com
Phone: 617-682-9975
Linkedin: www.linkedin.com/in/jdamicis
Twitter: @jdamicis
Phone: 617-682-9975
Email: jim@camoinassociates.com
Email: tom@camoinassociates.com

43. Market
Feasibility
Financial
Feasibility
Citizen/Political
Feasibility
Technical
Feasibility
Ingredients for a
Successful Project
Organizational
Capacity

44. Understanding the supply and demand in the
market for economic uses:
• Residential
• Commercial
• Industrial
• Mixed Use
• Specialty
Local and regional supply and demand with
consideration to national and global trends
Market Analysis

45. Understanding the financial conditions investment
• Costs and benefits
• Opportunities and constraints
• Likelihood for a return on investment
For economic development include both public (fiscal
impact analysis) and private (pro-forma) financial
feasibility
Important to note: a project can be feasible in the
market (there is demand in excess of supply) and not
be financially feasible (the financial conditions don’t
warrant the risk/investment)
Financial Feasibility Analysis

46. How to Make a Project A Success
Understand what’s driving the pro forma
• High construction costs
• Low rents
• High taxes
• Slow absorption
How can these factors be mitigated?
• Can costs be reduced by building a more modest
product?
• How far can rents be pushed in the market?
Look for alternative sources of capital to close the
funding gap
• Tax credits – historic, housing, new market, etc.
• Abatement programs
• TIF
• Grant programs

47. Funding & Incentive Examples
Cheney Mill Dye House
Manchester, CT
Capitol Lofts
Hartford, CT
$9.6 M | American Recovery and
Reinvestment Act Exchange Funding
$3.4 M | DECD HOME Funds
$3.0 M | Federal Historic Tax Credits
$2.2 M | Connecticut Historic Tax
Credits
$1.5 M | CT Housing Finance Authority
Low Interest Mortgage
$570K | Developer Equity
$5.3 M | Permanent Loan
$5.3 M | CRDA Loan
$5.0 M | CHAMP
$3.3 M | City of Hartford
$5.3 M | Brownfield Grant
$2.1 M | Federal LIHTC
$6.0 M | Federal Historic Tax Credit
$5.7 M | State Historic Tax Credit
$740 K | Developer Equity
$6 M | DOH Funds
$4 M | OPM
$10 M | Federal Historic Tax Credit
$12 M | State Historic Tax Credit
$4 M | DECD Brownfield Loan
$1.5 M | Deferred Developer Fee
$7.8 M | Permanent Loan
TIF supported site and surrounding district
Montgomery Mill
Windsor Locks, CT

48. Historic Tax Credits
Federal Historic Tax
Credits
• 20% Income Tax Credit
• Must be certified
CT Historic Rehabilitation
Tax Credit
• 25% Income Tax Credit
• 30% if in Opportunity Zone or
includes affordable housing
Historic Preservation Incentives

49. What is Tax Increment Financing (TIF)?
• A financing method used to catalyze
economic development.
• It allows future property tax revenues
from development project to be
dedicated and utilized to support the
project and related economic
development.
• Property tax benefits from project used
to help finance infrastructure
enhancements related to / required for
project development and/or project
costs.
• TIF can be utilized to support public and
private development costs.

50. Tax Cuts and Jobs
Act of 2017
Opportunity Zones
Program provides tax
benefits to
encourage private
investment in low
income communities
50
OZs in Eastern CT
Opportunity
Zones Program

51. Tax Benefits
51
1. Defer Existing Gain
3. Eliminate Future Gain
2. Reduce Existing Gain

52. 5. Eastern Connecticut Land Bank
In the early stages of development – still many tasks to complete!
Mission Statement:
To partner with municipalities in the Eastern Connecticut region to
support the return of distressed, underutilized, blighted, brownfield
and historic properties to productive uses consistent with local
Plans of Conservation and Development.
Vision Statement:
The Eastern Connecticut Land Bank will be a robust and
sustainable force for the revitalization of the towns and
cities of Eastern Connecticut, making possible new uses
for distressed properties, preservation of historic buildings,
increased tax bases and employment, decreased
environmental, ecological and health risks, and stable,
vibrant, healthy communities.

53. Eastern Connecticut Land Bank
Enabled by CT Public Act 17-214 - CT DECD certifies
CT Brownfield Land Banks
• Formed as a non-governmental, non-stock, non-
profit corp., governed by Board of Directors
• Has same advantages of government entities – e.g.,
eligible for state and federal grants and loans,
liability relief – but avoids the need for municipal
ownership of these problem sites
• Municipalities enter into agreements with Land Bank
– Terms of that Land Bank Agreement tailored to
each community’s needs
The Eastern CT Land Bank target area is east of CT
River

54. Opportunities: What Will The Eastern
Connecticut Land Bank Do?
Primary goal - clean up brownfield sites and convey them back to
private sector, enhancing economic development, increasing
municipal tax base – also: protect human health and the
environment, historic preservation, open space preservation, etc.
Some Specific Functions/Activities of the Land Bank:
• Acquire title to derelict, tax-delinquent, contaminated properties
– foreclosure of tax liens, accept transfers from municipalities
• Clean them up
• Clear title
• Secure transferable liability protection
• Position the properties for resale
• The Land Bank may also accomplish these goals in partnership
with….
1. community organizations
2. property development organizations
3. private developers
Important: Municipality maintains control of remediation and
redevelopment process through Land Banking Agreement

55. Potential Sources of
Eastern Connecticut Land Bank Funding
Grants (Federal, State, Foundation)
Local Government Investment
Borrowing
Bond Financing
Philanthropic Gifts (non-profit status is attractive to
donors)
Payment of Rent
Property Sales
Fees for Services
Tax Abatement/Exemption/Foregiveness
Property Tax Recapture

56. 6. Teaming Approach
Summing up the ‘Teaming Approach’ to
Clear the First Hurdle In Site Redevelopment
Presentation by Teaming Partners:
• Crosskey Architects: William Crosskey
• Fuss & O’Neill: Kathleen Pane / Dan Jahne / Deb Denfeld
• Camoin Associates: Jim Damicis / Tom Dworetsky
• Eastern Connecticut Land Bank: Wayne Bugden
Goal: To make developers aware of teaming partners
(architect/consultant/economic forecaster) capabilities to
strive for maximum project success.
Teaming Approach Advantages: to collectively and
comprehensively evaluate the best approach in property
redevelopment; especially for sites with historic soil
contamination, hazardous building material conditions, and/or
infrastructure challenges.

57. Teaming Approach
A teaming
approach helps
clear the hurdles
Site Re-development Success from 3 Perspectives:
Specialist Crosskey Architects Fuss & O’Neill
Engineers - Scientists -
Planners
Camoin Associates
Function Architect / Planner Environmental / Site
Engineering
Economic Forecaster
Scope Market Study Scoping the Pre Build-
out Effort
Leveraging Funding
Success On-Target with
Market Demands
Smart mitigation of
parcel/building
restrictions
ROI can be achieved
Results An inclusive Pro-Forma / Preliminary Site Development /
Remediation Plan defining project goals, budgets and timelines.
Next Steps:
Vision / Commitment
/ Funding

58. Questions from the Audience
Presentation by Teaming Partners:
1. Site Planning / Regional Factors - by Crosskey Architects
2. Site Specifics – Buildings / Structures (hazardous building
materials; disturb or not? – by Fuss & O’Neill
3. Site Specifics - The Land (soil contamination, remediation, ELURs, etc.) –
by Fuss & O’Neill (LEP)
4. Leveraging Funding (applicable programs) - by Camoin Associates
5. Proposed ‘Eastern
Connecticut Land Bank’ -
opportunities / functions
6. Summing up the ‘Teaming
Approach’ to Clear the First
Hurdle in Site Redevelopment