brownfields: recycling real estatecoloradobrownfields.org/wp-content/uploads/2015/05/... · install...
TRANSCRIPT
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Brownfields:Recycling Real Estate
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The presence of pollutants or
contaminants (Real or Perceived)
may complicate your ability to use,
reuse, or transact your property
Brownfields
A Market Issue
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• Automotive Services
• Dry Cleaners
• Metal Plating and Fabrication
• Wood Products/Processing
• Industrial/Commercial Districts (aggregation of small sites)
• Dumps & Landfills
• Ag related facilities
What does a Brownfield look like?
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Why Do We Care?
• Private return on investment
• Public return on investment
• Community benefits from public
and private investment
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Community Benefits of Infill
Preserves land resources
Reduces public infrastructure & service costs
Reduce vehicle miles travelled
Update obsolete buildings
Improve Economic stability
Increase public safety
Incorporate energy efficient building
Install water-wise landscaping; reduce runoff
and improve drainage management
Reduce heat island effects
Clean polluted sites
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Business growth and job creation
Increased tax base
Economic stability
Increase overall property values
Encourage infill vs. sprawl
(Reduce infrastructure costs/Service areas)
Public Investment Opportunities
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Renovate
Redesign
Redevelop
Clear Environmental Stigma
Private Investment Opportunities
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Thomas Plating
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Total City Tax Revenues $2,424
Total County Tax Revenues $4,834
School District Tax Revenue $14,677
New Employment 5
Annual Payroll $100,000
Developer Cash-on-Cash 27%
Blight removed
Business-ready building created
New business and jobs for the
community
Business development goodwill
Bottom Line Benefits
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Redevelopment that bolsters downtown
Large Sites
Proximity to downtown brings daytime population
Possible historic interest
Industrial Legacy
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• Legacy – processing water; waste disposal
• Could be open space amenity for business; Community
• Could be central feature for business park development
• Recreation related industry opportunities
Riverfront Industrial Legacy
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•Downtown revitalization opportunities
•Gaps on Main Street
•Underutilized Sites
•Underutilized Corners
•Assemblage Opportunities
•High Historic Potential
Downtown Legacy
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Gateway Building
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Dairy
King
Auto Service/Gas
Petro Plume
Site Layout
Before
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Dairy
King
Auto Service/Gas
Petro Plume Retail/Office
Redevelopment
Site Layout
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Petro Plume Retail/Office
Remediation Hut
Redevelopment &
Remediation System
Site Layout
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Economic Benefits
Blight removal
Now small business incubator,
offices
New businesses 15
New employment 32
New payroll $1.1. million
Public Investment
Land acquisition
Street improvements
Fee waivers
Financial modeling
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Public Rate of Return
Investment $550,000
Direct Revenue 2.2%
Direct/Indirect Revenue 10.0%
Fiscal Impacts
City sales tax revenue: $12,200
County sales tax revenue: $2,400
Property Tax Increment $35,000
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HAZARDOUS WASTE?
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• Most often a by-product of a manufacturing,
commercial, or industrial processes – material
left after products are made or equipment is
serviced
• Household garbage can include hazardous
wastes such as old batteries, bug spray cans,
and paint thinner.
What is Hazardous Waste?
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> A CORROSIVE MATERIAL can wear away
(corrode) or destroy a substance.
> An IGNITABLE MATERIAL can burst into flames
easily and poses a fire hazard.
> A REACTIVE MATERIAL can explode or create
poisonous gas when combined with other
chemicals.
> TOXIC MATERIALS OR SUBSTANCES can
poison people and other life.
Types of Hazardous Waste
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Contamination Pathways
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How Do Toxins Affect Us?
Exposure: Coming into contact with a substance
DermalInhalation
Ingestion
Hazardous
Substance
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How to Quantify the Problem?
• Phase I Assessment− Non-intrusive/No Sampling
− Is there a concern?
− What and where?
• Phase II Assessment− Sampling/Lab testing
− Confirms if there is a concern
− What and how much
− Risk Analysis (pathways/populations)
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How to Fix the Problem?
• Cleanup plan− Engineering solution
− Cost estimates
− Voluntary Cleanup
• Cleanup− Implement cleanup plan
− Regulatory closure
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Financial Gaps
& Gap Funding
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Standard Real Estate Investment
Market Studies & Due Diligence
Equity
Debt & Financing Costs
Capital Improvements
Time & Coordination
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Brownfields Development Hurdles
Environmental Assessment & Engineering Studies
Cleanup Costs
Added Capital Costs
Liability Management
Extended timeline
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Brownfields Lender Hurdles
Qualifying the Collateral
Qualifying the Borrower
Liability in Foreclosure
Value as Real Estate Owned
Limited Ability to Lend on Cleanup
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• Brownfields Site Assessments
• Brownfields Cleanup Grants
• Brownfields Tax Incentives
• Cleanup Revolving Loan Funds
• Underground Storage Tank Fund & Petroleum Redevelopment Funds
• Voluntary Cleanup Program
• Technical Assistance Available – Sonoran Brownfields Partnership
GRANTS, LOANS & TOOLS
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Aging Housing Stock
Early- and mid-20th
century homes
‒ Inadequate utilities & code upgrades
‒ Inadequate room count
‒ Inadequate plumbing
‒ Difficult senior access
Housing construction:
‒ Scrape
‒ Renovate
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Gold Hill Mesa
Former Gold Mill Site
Housing Construction:
‒ Single-story, ranch and
multi-family town homes
‒ 850 units at build out
‒ 1,500sf to 2,000sf, 3-bed
‒ Formerly barren land
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Landfill/Dump
Former burn & fill
Housing construction:
‒ Neighborhood Park
‒ Building site ready for 54 units
‒ Market rate attainable housing planned
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Clandestine Drug Lab
Meth lab
Scrape to foundation
Complete rebuild
Blight removal & upgrade
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Durango Discovery Museum
•Former power plant
• Now children’s museum & tourist
destination
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General Iron Works
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Manzanola Train Depot
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Oak Creek – Water Treatment Site
Now Ice Hockey Rink
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Creede, CO
Mock-up of
Mineral
County
Fairgrounds
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Lorenzo Park
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Jesse SilversteinSenior Advisor, Colorado Brownfields Partnership
&
Senior Economist, Development Research Partners
303-991-0074
DevelopmentResearch.net
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