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Transcript of 9 10ebcctbrownfieldsseminarfinal 100914104154 Phpapp01
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Brownfields Redevelopment
Notable City ProjectsBridgeport, Connecticut
EBC CT BROWNFIELDS SEMINARSeptember 17, 2010
Edward Lavernoich City of Bridgeport, Connecticut
Office of Planning and Economic Development
Mayor Bill Finch
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REDEVELOPING BROWNFIELDSBRIDGEPORT, CT
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EPA BROWNFIELDS PILOT
• Bridgeport was the 2nd EPA PILOT designated in the country• City wide study conducted 1994 – 1996• Study identified 250+ parcels with real or perceived contamination
problems that were discouraging investment• Potential for re-development was evaluated• 23 clusters/groups of property prioritized based on evaluations• Progress made on approximately 30% of sites
• Some nationally recognized successes:– Ballpark and Arena at Harboryard– Derecktor Shipyards– West End Industrial Park (former Bryant Electric) – 1558 Barnum Avenue
Bridgeport has received more than $5 Million in EPA funding
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BROWNFIELDS IN BRIDGEPORT
WHAT’S AT STAKE?
• Jobs; brownfields typically tie up land zoned for business uses, limiting growth opportunities for existing companies and the influx of new companies. CT currently “pushes” jobs to “greenfields”.
• Property Tax Revenue; brownfield properties that under-perform or don’t contribute at all to the City’s economy represent $25 million to $50 million of lost property tax revenue every year (estimates based on zoning capacity).
• Quality of Life; brownfield properties discourage investment and
stability in surrounding neighborhoods.• Public Health• Smart Growth in CT; unachievable unless we find ways to more
fully utilize the infrastructure in inner cities rather than constantly replicating it in suburbs and rural areas.
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Went Field Aerial View Circa 2000
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Went Field Conceptual Plan
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WENT FIELD PLAYGROUND
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Went Field ExpansionBackground and Funding
• Before: passive park/ballfields down gradient from two abandoned factories.• Neighborhood consideration: Bassick High School- only high school in CT with a
football team but no practice field. Neighborhood forum emphasized resident involvement and vision.
• Findings: metals, deep toluene plume• Properties acquired through condemnation from speculating owners• Strategy: capping and institutional controls (Land Use Restriction)• Funding: 8 different sources, nearly $4 Million • Acquisition: City GO Bonding, CT DECD, City foreclosure • Investigations: EPA Assessment Grant • Park Design: CT DEP and US Dept. of Interior• Park Improvements: CT DEP, US HUD CDBG, SBC/SNET and JP Morgan Chase• Ongoing Groundwater Monitoring: CT DECD
Outcome: Public Health threat addressed- Park Expansion- Amenities added.
FUNDERS ATTRACT OTHER FUNDERS: LEVERAGE!
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Bryant Electric Rendering Circa 1940
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West End; Bryant Electric Complex and Environs, 1996
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The New West End - State Street
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West End Industrial Park
• Remediated multiple industrial properties and created revitalization corridor now home to the Cesar Batalla School and 4 new private buildings totaling 210,000 square feet; Dari Farms, AKDO InterTrade, Chaves Bakery, A1 Trucking Supply (completed in 2000, 2005, 2006, and 2008)
• Next projects include a fuel cell generating station and mixed-use redevelopment of the Hubbell Engineering site
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Keys To West End/Bryant Electric Site Brownfield Redevelopment
Publicly funded demolitions: CT DECD, US HUD (1996-1999)
Remediation activities funded by both private and public sources(1996 to present)
Charitable donation of real estate: Viacom/CBS (1998)
Selective use of eminent domain
State subsidy for 1st new building: Chaves Bakery (1998-2000)(no other private buildings in the neighborhood have required subsidy since)
2004-2007: Rising values for quality building stock (resulting in)
Increasingly strong demand for commercial/industrially zoned land
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Abandoned Industrial Bldg @ 480 Bunnell StreetPrior to Seaview Avenue Industrial Park Project
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Demolition of 480 Bunnell StreetSeaview Avenue Industrial Park Project
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Seaview Avenue Industrial ParkAll-Phase Construction Bunnell Street
Before view of 480 Bunnell Street
Demolition and Remediation
New steel going up on All Phase site. Progress photo July, 2006.
Location:Description:
All- Phase:
Bunnell Street, BridgeportFormer site of an obsolete 80,000 sq ft multi-story factory Site history included dry cleaning, and various high impact manufacturing operations over 100 years. DECD/ DEP/ US EDA funding obtained for site assembly, remediation and public improvements.Growing local fabricator of ironwork. 25,000 square feet constructed. Additional 30,000 square feet planned.
Short term EPA Brownfield loan of $350,000 used to bridge State Urban Sites and US EDA funding for land assembly and cleanup.
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All Phase Project: Completion of Building 1 Seaview Avenue Industrial Park Project
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2005 Aerial View - 1558 Barnum AvenueMetal Scrap Yard
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Metal Scrap Yard1558 Barnum Avenue
Metal scrap yard mid 1930s to2003; recycling electronic circuitboard etching solutions from 1980-90.
Former operators usedbankruptcy protection and singlepurpose entities to fight foreclosurefor more than 10 years. City acquired via tax foreclosure in 2004.
Original remediation estimates:$300K to $800K; after post foreclosure investigations: $1.3- $1.8 Million. Final remediation cost $2.5 million.PCB contamination!
Only 4.8 acres.
EPA RLF available.
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Metal Scrap Yard @ 1558 Barnum AvenueSite Assessment Activities, 2005
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Remediation in Progress @ 1558 Barnum Avenue, Summer 2007
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Remediation in Progress @ 1558 Barnum Avenue, Summer 2007
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Remediation in Progress @ 1558 Barnum Avenue, Summer 2007
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Industrial Condominium Project Concept for 1558 Barnum Avenue
Barnum Avenue
Lot Size:2.0 acres
Building 217,280 sq. ft.
Building 118,560 sq. ft.
Building 310,330 sq. ft.
Existing Building28,830 sq. ft.
Lot Size:2.8 acres
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Rehabilitation of Existing Industrial Building - 1558 Barnum Avenue
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Barnum Avenue Business Park 1558 Barnum Avenue
• 81,000 square foot new industrial park being developed by Northeast Building Supply on a remediated metal scrap yard
• EPA/City of Bridgeport collaboration success story
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Rehabilitation of Neighboring Property – 1558 Barnum Avenue
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Keys to SuccessRedevelopment of 1558 Barnum
A Motivated Seller (COB) public healthaddressing neighborhood frustrationneighborhood improvement economic activity not sales proceeds
City’s Track Record w/ EPAnationally recognized successes in brownfield reclamationleveraging other sources of funding
Understanding EPA’s Prioritiescleaning up sitespreventing windfallsrecycling the BCRLF money for future dealsnot commercial terms
The Right Borrower/Developervested interest in the neighborhoodprior experience with remediationpatient money
guts
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Former American Fabrics ComplexConnecticut Avenue, Bridgeport
Approximately 360,000 square feet- obsolete buildings- inefficient layout
Acquired by CoB via tax foreclosure in 2006
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Former American Fabrics ComplexBuilding Demolition and Paving
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Former American Fabrics ComplexBuilding Restoration and Paving
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Former American Fabrics ComplexBuilding Restoration and Paving
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Bridgeport Commerce Park(former American Fabrics)
• City utilized EPA Assessment $ to narrow unknowns • Sale to private developer with significant brownfields experience• Portion of sales proceeds escrowed to match developer’s demolition/
remediation expenditures (credit)• $5 Million invested to create 230,000 square foot newly renovated • commercial/industrial campus for businesses and artists, completed in 2010.• Complex is currently 60% occupied, with 42 businesses and 85 employees.
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The Commerce Park includes the
AMERICAN FABRICS ART & DESIGN CENTER, home to 30 artists and arts related businesses
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2005 Aerial View of Former Bridgeport Brass ComplexHousatonic Avenue, Bridgeport
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Former Bridgeport Brass Site – Southern Parcel (6 acres)
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Former Bridgeport Brass – Northern ParcelUnited Rentals Project
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United Rentals
• Property had long history of tax delinquency. City abated portion of previous taxes for new owner in consideration of owner’s expenditures related to demolition and remediation (CGS 12-81).
• United Rentals moved to Bridgeport from Fairfield and in 2009 completed construction on a 40,000 square foot facility at a remediated brownfield on Housatonic Ave just north of downtown – its largest site in New England. Personal property on the site exceeds $10 Million in value.
• Annual new property tax revenue in excess of $300,000.
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Request for Proposals80 Hastings Street
Redevelopment of 37,000 sf Commercial-Industrial Property
Minimum Purchase Price: $10,000Offered by
The City of Bridgeport, Connecticut Bill Finch, Mayor
(City has utilized EPA assessment funding toassess and develop RAP for the property)
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CITY OF BRIDGEPORT, CONNECTICUTOffice of Planning &
Economic Development
Donald Eversley, DirectorEdward Lavernoich, Deputy Director
Tel (203) 576-7221
www.bridgeportct.gov
click “economic development”