brownfields redevelopment case studies

NJIT CASE STUDYElizabeth Limbrick, New Jersey Institute of Technology (NJIT) Technical Assistance to Brownfield Communities (TAB)

WAYNESBORO, VIRGINIASETTING THE STAGE FORREVITALIZATION

Integration and Implementation

Remove Barriersto Investment

New Parks/Greenway Trails

Improved Aesthetics

New Businesses/ Restaurants

Tourists/Fishing

New Residents

“FEET ON THE STREET”

Streetscape‐ Phase 2, 500 Block of West Main Street (TE) (March 2014)‐Wayne Avenue from Federal to Broad St. (CDBG) (March 2014)

“Smaller” Efforts‐ Branding and Wayfinding (CDBG/ Tourism) (2012/15)‐ The Fish Deck (CSX/ Private Donations) (2013)‐ Trophy Trout Fishing Downtown

Downtown Bridge Replacements‐ Broad Street (2013)‐West Main Street/ Race Avenue (2016)

River Front Parks/ Greenway Trail‐ Phase 1, YMCA to Dominion Pavilion (TE) (2012)‐Phase 2, Dominion Pavilion to North Park (TE) (2015)‐ Retrofit of Constitution Park (CDBG) (2015)

CDBG Façade Improvement Program

“To get 100% Downtown Revitalization ,it is going to require

many successful 5% Solutions”

Public Sector Improvements

WAYNESBORO BROWNFIELDS PLAN

WAYNESBORO Community Involvement

Market Study: Retail market opportunities

• Expansion of furniture and home furnishings, sporting goods, and direct sellers (e.g., arts and crafts)

Neighborhood Retail

• Potential for 7 to 8 additional food concepts focused on independent operators, including limited- and full-service menus

Food & Beverage

• Prioritize repositioning of existing commercial spaces; fill in streetscape gaps with new commercial development

Redevelopment

• Increased downtown resident and/or worker density; development of a destination cultural facilityInduced Demand


STORMWATER/FLOOD BACKGROUND


Downtown Redevelopment Strategy


ARCH AVENUE & BLOCK A

Constitution Park: Phase 1 Environmental Site Assessment


Geophysical Survey

Soil and Groundwater Investigation


Constitution Park: What Was Gained?

• Subsurface conditions are quantified.

• Current use of Property continues to be safe.

• Enables responsible and informed decision making for future property use.

• Develop appropriate safeguards to ensure worker safety during redevelopment activities.

Additional Sites In Progress:

Boys and Girls Club:


FORMER VA METALCRAFTERS

By Grant Completion:

• 16 acres in urban setting assessed

• 63 tax parcels assessed

• 15/16 acres poised for redevelopment

• Domino effect on Downtown Waynesboro …

Project Funding

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Project Budget Funding SourceMain St. Phase1 NA TE & CityMain St. Phase 2 $978,945 TE & CityWayne Ave $303,161 CDBG & CityGreenway Phase 1 $1.1 M TE & CityGreenway Phase 2 $1.14 M TE & City

Constitution Park (North) $177,000 CDBG & CityBrownfields Program $400,000 EPACDBG Façade $350,000 CDBG & Private

Casco Cold Storage Plant $4-6M VA Industrial Revitalization FundBroad St. Bridge $3.2M VDOT & CityMain St. Bridge $9M VDOT & CityCenter for Coldwater $75,000 VA Main Street

TE = Transportation Enhancement

THANK YOU

20

QUESTIONS?

Learning More http://www.njit.edu/tab/

THANK YOU

CONTACT INFORMATION:Elizabeth Limbrick –973-596-5519 [email protected] Hotline: (973-642-4165) [email protected]

NADO & BROWNFIELDSCASE STUDIES

NADO ConferenceNew Orleans LA | October 25th 2015

STRATEGIES FOR EFFECTIVE BROWNFIELDSPROJECTS & PROGRAMS

• Community: Obtain community leadership support, convene stakeholders, address concerns, incorporate plans

• Technical: Collect & analyze environmental information

• Regulatory: Coordinate with regulatory agencies; develop assessment, legal & acquisition strategies

• Financial: Obtain planning, site assessment & remediation funds – loans & grants

• Consider Federal & state programs for infrastructure & economic development

Seed funding & assistance to local government & communities are available through various programs.

BY THE NUMBERS

• About 1/3rd of NADO Members participating in EPA brownfields grants

• States• Oregon• Idaho• Washington

• Councils of Governments• Metropolitan Planning Organizations

• Florida• South Carolina• Tennessee

CASE STUDY:OREGON’S BROWNFIELDS PROGRAM

Business Oregon

Regional Solutions Team

Dept of Environ-mental Quality

Oregon Health

AuthorityBrownfields

Redevelopment Fund

Brownfields Cleanup

Fund

Health Impact Assessments

Independent Cleanup Program

Orphan Site Program

Prospective Purchaser

Agreement Program

Site Response Program

Voluntary Cleanup Program

Site Specific Assessment Technical

Assistance

City

EDD

Stakeholders

City

EDD

Stakeholders

Clockwise from top left:Astoria Sports ComplexGrants Pass Food Bank

Port of NewportHillsboro mixed-use

OREGON & BEYOND

• Northeast Oregon EDD• ARC grantee

• South Central Oregon EDD

• Coalition partner

• Southern Oregon Regional Economic Development, Inc & Rogue Valley COG

• Coalition partners (proposed)

• Land of Sky Regional Council, NC

• Central Florida Regional Planning Council

• Cumberland Valley Area Development District, KY

• Catawba Regional COG, SC

CITY OF ASTORIASPORTS COMPLEX PROJECT

Four Public/Private Partners• City of Astoria, • Columbia Memorial Hospital • Astoria School District • Recology Western Oregon

Properties Involved:• 12-acre landfill (City)

• Not operating / not officially closed • City lacked funding to complete DEQ closure requirements

• Football Facility and Playing Field (School District)• Outdated & flood prone

THE NEEDS

• Columbia Memorial Hospital• Expand to meet federal regional health care requirements• Accommodate new cancer treatment center to serve 90

mile radius• Landlocked - adjacent School District’s football field.

• School District Football field• Poor location for parking and transportation• Needed costly upgrades• Limited alternative use possibilities

• Recology Western Oregon• Located adjacent to the City’s landfill • Needed upgrades/ expansion for future County disposal

needs

THE SOLUTION: FOUR PARTY AGREEMENT

• Land swaps• School District conveyed its former football field to

Columbia Memorial upon completion of the Sports Complex

• City’s Urban Renewal District conveying adjacent property it owned to Columbia Memorial

• Financing of $8M: Columbia Memorial Hospital• For Landfill closure• To redevelop the landfill as 17-acre athletic fields complex

for School District and the community• Cost sharing

• Hospital, Astoria School District, Recology, and the City• Grants and loans from Business Oregon, Oregon DEQ, and

community donations

THE RESULTS

• Proper closure of the City’s Municipal Landfill• Reuse of the Landfill as a valuable asset• Ability of the Hospital to expand

• cancer treatment options in partnership with Oregon Health and Science University

• 25 to 30 new family-wage jobs

• Upgrade of a dangerous road intersection• Sewer line upgrades for Recology• Potential future relocation of the City’s Public

Works Shop to the Landfill property

CITY OF GRANTS PASSRAPTOR CREEK FARM & FOOD BANK

• City owned 250-acre former hop farm / orchard outside of city limits for a regional park

• Known soil & groundwater contamination.• Farm Use zoning

• Difficult for traditional park uses• Community supported working farm supported by related day uses on portions of the

site

• Josephine County Food Bank• Interest in starting a community garden• Need to construct a new administrative and distribution facility, repack area and farm

kitchen. • Initial lease was for 9.75 acres with expansion once environmental conditions of

property resolved

• Two ESA and Cleanup Planning for 50’ by 50’ trellis dip tank area impacted by soil and groundwater contamination - State Brownfields Redevelopment Fund and City match.

FUNDING

• Business Oregon provided Cleanup Funding through its Brownfields Cleanup Fund

• The Food Bank, with assistance from local Rotary clubs, raised funds for construction of a new administrative and distribution facility

• City obtained rural CDBG• Construction of new distribution, repackaging, and

administrative facility completed in April 2015 at a total cost of $1.9 million. Lease extended to 19 acres.

COMMUNITY BENEFITS• Food Bank grows ~50,000 pounds of produce

annually its 2.4 acre garden• Distribution to 12,000 community members monthly• Food Bank & partners (YMCA, Boys & Girls Club)

provide youth summer education programs about the health benefits of fresh foods

• The Food Bank provides complementary raised garden space, tools, and irrigation for low- to moderate- income or disabled senior citizens to grow their own fresh fruits, vegetables, and flowers

• Future plans include an expanded farm, additional public gardens, and a certified farm kitchen

CITY OF HILLSBORO:4TH MAIN PROJECT

• Setting the Stage:• METRO designates City’s downtown as a

“Regional Center.”• City in its Downtown Framework Plan and

METRO in its 2040 Growth Concept Plan identified property located adjacent to City’s downtown Transit Center as ideal for transit-orientated development

• City lacked mixed use high density, transit-orientated vertical housing within core downtown.

PUTTING THE PIECES IN PLACE

• 2010: City adopts Urban Renewal Plan Area (URA); 1,108 acres

• 2010: METRO/City issue RFQ for redeveloping 4th Main property as a mixed-use TOD

• 2011: City adopts Vertical Housing Development Zone for downtown area

READY TO PROCEED – WELL SORT OF!• 2011: City/Metro execute a Disposition &

Development Agreement• Land value write down to $150,000.• URA financing $872,000 of site development costs to

City over 10 years• METRO purchased TOD easement (for commercial

reuse of former bank building) for $465,000 • Transfer of property to developer with commitment

from the City to undertake and incur environmental cleanup costs estimated at $300,000.

OTHER DETAILS• 2012: DEQ provided Prospective Purchaser Agreement

for liability relief• 2012: City enters into Voluntary Cleanup Program• June 2012: City obtained $300,000 (3.25%/10 year;

interest only through 12/31/2012, full payments thereafter) Oregon Brownfields Redevelopment Fund loan through Business Oregon to complete cleanup of property. Paid from tax increment.

• METRO/City/Developer each contributed $76,625 for pre-development costs

• Vertical Housing Tax credits: 20% for each floor up to 80% for four stories of residential

END RESULTS• 2014: 71 market-rate apartments above 3,800

square feet of ground floor commercial retail space. Total construction cost $14.5 million.

• All apartments are leased; one business (McNally’s Tap Room) has opened; additional commercial space is available for lease

• DEQ issued Certificate of Completion under terms of Consent Order (PPA) April 2014

PORT OF NEWPORT: THE PROBLEM

• Port facility was originally constructed in the late 1940s by sinking and filling two, 400-foot WWII concrete cargo ships with dredge material that formed bulkheads for shipping

• Need to remediate, render the ships inert, remove one ship and partially remove other ship, and refilling the ships with clean material

• Contamination from fuel oil, asbestos and others• Six thousand tons of contaminated material was

THE SOLUTION

• 2006, port district voters approved a $15.4M GO bonds to renovate the Port

• BizOregon cleanup loan• Removed and 19.4 million gallons of water was

treated in the cleaning of the ships’ cargo holds• Salvage value $900k; 90% recycling

Regional Planning Commission’sBrownfield Redevelopment Program

RPC’s Brownfield Program

Regional Planning Commission Overview‐ Government Entity ‐ Member Parishes: Jefferson, Orleans, Plaquemines,

St. Bernard, St. Tammany & Tangipahoa Parishes ‐ Commission is made up of elected officials,

community representatives, transportation agencies

‐ Professional Staff carries out day‐to‐day work

Program Director: Rebecca Otte‐ Secures & Manages Grant Funding (EPA Grants)‐ Oversees Environmental Assessments‐ Helps Applicants through the Environmental Process‐ Coordinates Brownfield‐related Outreach

U.S. Environmental Protection Agency (EPA)‐ Provides funding through competitive grants‐ Oversees compliance with EPA grant

requirements

Louisiana Dept. of Environmental Quality (LDEQ)‐ State Environmental Regulatory Agency‐ Overseas technical aspects of environmental

assessments & cleanups‐ Responsible for approving all environmental

cleanup activities‐ Also has a Brownfields Program

Louisiana Brownfield Association

RPC’s Brownfield Partners

What we look for in a Brownfield Project:

Redevelopment of an Underutilized/Abandoned Property which is hindered by real or perceived environmental contamination

Site Champion that will be involved throughout the process

Redevelop will be Income Producing or for Community Benefit

Will help spur further economic development/ investment

Redevelopment is a Good Possibility

Site access

Compliance with EPA’s Continuing Obligations

RPC’s Brownfield Program

What IS NOT included under Brownfields Funding:

Payment for environmental assessments already conducted

Funding for Site Purchase

Funding for Site Redevelopment, unless related to the Cleanup

Payments to other consultants or to property owners for environmental activities

Remediation/ Cleanup

Reducing the risk of exposure‐ Treating contamination on‐site or in situ (in the ground)

‐ Removing the contamination

‐ Institutional Controls (e.g., conveyance notice to not allow groundwater to be used for drinking water)

‐ Engineering Controls (e.g., capping contamination with a parking lot)

Goal: Reduce the risk of exposure to unsafe levels of contamination to protect

Human Health & the Environment

Remediation/ Cleanup

Proposed Redevelopment affects the Cleanup Plan

Coordinate Cleanup with Redevelopment

Can layer funding ‐ Public/ private Funding ‐ Grants/loans

EPA Cleanup Funding = Additional Requirements

Former Schwegmann’s Superstore

Algiers (New Orleans)

Environmental Issue: Needed to address fuel tanks to secure bank loan for site purchase

Proposed Redevelopment: Event Rentals expanded operations

Environmental Work: Event Rentals – Phase I RPC – Phase II & UST Closure

Event Rentals also worked with New Orleans City council to create Economic Development District around the site

Progressive Church Family Life Center

Site History Asbestos in soil from previous fill activities Updated Phase I ESA‐ former junkyard on

the site Phase II ESA delineated asbestos

contamination & limited area of heavy metal & petroleum contamination

Cleanup: 12,876 tons of soil removed LDEQ Certificate of Completion issued

Sept. 10, 2008

Location: 4th and Cohen Streets, Marrero, Jefferson Parish, LASize: 18 acres

Total Investigation Cost: $111,500 ‐ Paid for through RPC’s Brownfield Assessment Grants; LDEQ waived their oversight fees

Total Cleanup Cost: just shy of $500,000 $200,000 USEPA Brownfield Cleanup Grant (Competitive Selection) $300,000 Loan from RPC’s Brownfield Cleanup Revolving Loan Fund Also received LA Brownfield Cleanup Tax Credit

Garden on Marais

4600 Marais St., New Orleans (near Industrial Canal)

Environmental Issue: Former Pesticide Facility Proposed Redevelopment: Community Garden Environmental Work:

RPC Phase I & II assessment Incorporated sampling for LSU Ag Center Evaluation Utilized Workforce Development Students Rec’d NFA from LDEQ

Former St. Rose de Lima Cathedral & School Proposed Redevelopment:

‐ Charter School Incubator‐ Artist Space & Support Services‐ Community Meeting Space

Bayou Treme Center

Environmental Issues: ‐ Underground Tank – Heating Oil‐ Lead, Asbestos & Bird Droppings

Environmental Work: Phase I & Update Phase II under VRP Closed & Removed UST Prepared Cleanup Plan & Related

Documents Working with BTC on Lead &

Asbestos Abatement

Other Considerations: Historic District Use of CDBG Funding Owned by Catholic Archdiocese

Bayou Treme Center

St. Margaret’s at Mercy Environmental Issues:

‐ Asbestos in Building‐ Fuel tanks onsite

Environmental Assessment Work:‐ Phase I ‐ St. Margaret’s‐ Phase II Work Plan – City of New

Orleans‐ Phase II implementation – RPC‐ Cleanup Plan – RPC

Cleanup Funding:‐ UST Removal ‐ LDEQ Grant‐ Asbestos Abatement:

EPA Competitive Cleanup Grant Brownfield Cleanup Loan from

City of New Orleans

St. Margaret’s at Mercy

Redevelopment Planning Underway:‐ Senior Living Facility already built‐ Additional Senior Living Units in

Renovated Structure‐ More information on the tour!

Considerations:‐ Historic Tax Credits‐ Significant community interest

Falstaff BreweryLocation: 2600 Gravier Street, New Orleans, LASize: 8 acresSite History: Brewery Closed in 1978; Site left vacant Phase I ESA conducted in Aug. 2005 in

preparation for site purchase; Paid for by RPC Brownfield Assessment Grant

Extensive Asbestos Containing Materials, Lead‐Based Paint, and Solid Waste throughout 7‐Story Structure

Falstaff Properties I LLC purchased property and cleaned up contamination

Success Status: Opened in 2008 Currently at 95% Occupancy Mixed‐Use Residential & Commercial Property Tax credits ‐ Includes Affordable Housing Units

Before:

After:

New Orleans BioInnovations Center

Location: 1441 Canal St.Site History: Former gas station UST Cleanup funded by the LA

Dept. of Economic Development and U.S. EDA

Success Status: Leveraging from many public and private

sources, 200 direct jobs LEED Gold Clad with precast panels fitted with glass,

which reduces the amount of building heat absorption

Sunscreens on the glazing provide lighting and storm protection and reduce energy costs.

White reflective roof reduces the energy costs. Other sustainable features of the facility include a rainwater collection and retention system and electric vehicle charging stations.

New Markets Tax Credits

Considerations for Brownfield Funding

EPA Funding Comes with Strings Attached

EPA & LDEQ approvals

EPA reporting

Quality Assurance Project Plan

RPC helps with “string management”

RPC helps facilitate the LDEQ review process by:‐ Flagging sites as redevelopment projects‐ Reviewing documents prior to submission‐ Working with the LDEQ Team Leaders on timing

Brownfields does not move quickly

Takes about 30 days to enroll a site

‐ Timing depends on how long it takes to receive paperwork & access agreement from applicant

Phase I: 60‐90 days (normally 30 days with private funding)

Phase II: 6‐ 12 months

VRP Phase II: 12 – 18 months

Cleanup: At least 12 months

Brownfields Timing

Contact Information

Rebecca Otte

Brownfield Redevelopment Program Director

Regional Planning Commission

[email protected]

(504) 483‐8513

Questions?

Environmental Process

SiteCleanup/ReusePlans &RemediationAddresscontaminationtomitigateriskofexposurethatmayimpacthuman

healthortheenvironment

Not always in this order

PhaseIEnvironmentalSiteAssessment(ESA)Researchreporttolookatwhatwasatthesitepreviouslyandwhat’stherenow

andidentifyanypotentialenvironmentalconcerns

PhaseIIEnvironmentalSiteAssessment(ESA)Collectandanalyzesoilandgroundwatersamplesto determineif

contaminationispresentandifso,towhatextent


Reasons to Conduct a Phase I Environmental Site Assessment:

Determine if contamination may be present

‐ Avoid surprises during the construction phase

‐ Reduce purchase price

‐ Address environmental issues prior to redeveloping the site

Document site conditions before you purchased it

‐ Liability Protection from EPA & LDEQ

‐ Eligibility for Brownfield Funding


Liability Protection Conditions:

Phase I Environmental Site Assessments must meet EPA’s All Appropriate Inquiry / ASTM E1527‐13 Standard Performed by a “Qualified Environmental Professional”

Timing: Important to time the Phase I assessment to ensure it’s valid at time of purchase

‐ Phase I Assessments expire after 1 year for liability protection

‐ Portions of the Phase I report need to be updated after 6 months


Regulatory Oversight Options for

Phase II Assessments and Cleanups/ Remediation:

Traditional Oversight ‐ Commonly called RECAP: Risk Evaluation/ Corrective Action Program

Only address areas with recognized environmental concerns Assessment Phase is generally quicker and lower costs May need to sample offsite to determine horizontal extent of

contamination (increases costs & time) Less flexibility if cleanup is required LDEQ may reopened the investigation in the future (e.g., if LDEQ lowers

the maximum safe concentration levels of a contaminant found onsite)


Regulatory Oversight Options for Phase II Assessments and Cleanups/ Remediation:

VRP: Voluntary Remediation Program Investigation/Cleanup covers the entire Site as defined by the Applicant

Requires additional sampling & analysis which increases upfront costs

Requires public notice & specific LDEQ approvals which increases time

Not required to sample offsite to determine horizontal extent of contamination (may save costs & time)

More flexibility if cleanup is required

Can use Engineering/ Institutional Controls

Once the LDEQ approves the cleanup, the site cannot be reopened

Liability protection flows down to future owners

Example: Traditional Program/ RECAP

Building

Heating Oil Tank

Fuel Tank

Example: Voluntary Remediation Program

Building

Heating Oil Tank

Fuel Tank

RECAP Investigation (Phase II ESA) VRP Investigation (Phase II ESA) Generally lower in costs

‐ Less samples collected‐ Fewer pollutants to analyze for

Generally a faster process‐ No public notice required

May miss contamination in another area of the site

May need to sample offsite to determine horizontal extent of contamination

Generally more expensive‐ Requires more samples to be collected‐ Requires a wider range of analyses

More time consuming‐ Specific process requires more approvals‐ Public notice requirements

May find other contamination that was not previously known

Investigation confined to site boundaries

RECAP Remediation/ Cleanup VRP Remediation/ Cleanup Remediation of all risks is required, e.g. any contamination that is above RECAP standards needs to be remediated

Engineering/ Institutional controls generally not acceptable

Remediation can be tailored for the intended future use of the site

Engineering/Institutional controls may be used to prevent exposure to contamination‐ Cost savings

RECAP Final Result VRP Final Result No further action at this time (NFA) letter from LDEQ

Site may be reopened in the future (for example, if LDEQ lowers the maximum safe concentration levels)

Certificate of Completion (COC) for the entire site defined in the application

Release of liability from EPA & LDEQ for all past contamination at the site (transferable to future site owners)

Environmental Process ‐ Cleanup

Remediation/ Cleanup is reducing the risk of exposure to contamination at the site as detailed in the Site Cleanup Plan, including:‐ Treating contamination on‐site or in situ (in the ground)‐ Removing the contamination‐ Institutional Controls (e.g., conveyance notice to not allow

groundwater to be used for drinking water)‐ Engineering Controls (e.g., capping contamination with a parking

lot)

Goal: Reduce the risk of exposure to unsafe levels of contamination to protect Human Health

& the Environment

Environmental Process ‐ Cleanup

Proposed Redevelopment affects the Cleanup Plan

Coordinate Cleanup with Redevelopment

Can layer funding ‐ Public/ private Funding ‐ Grants/loans

EPA Cleanup Funding = Additional Requirements

Web Resources

US Environmental Protection Agency’s (EPA’s) Brownfields Website: www.epa.gov/brownfields/

US Department of Housing and Urban Development (HUD): http://portal.hud.gov/hudportal/HUD?src=/program_offices/comm_planning/economicdevelopment/programs

EPA’s RE‐Powering America’s Land Initiative: www2.epa.gov/re‐powering

The Brownfield and Land Revitalization Technology Support Center (EPA, USACE, ANL): www.brownfieldstsc.org

brownfields redevelopment case studies

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