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Achieving Your Brownfields Site End-State Vision ...
Transcript of Achieving Your Brownfields Site End-State Vision ...
Achieving Your Brownfields Site End-State Vision: Strategies, Tools & Case Studies
Ian A. Webster, Sc.D. and Melissa Nelson, M.A.
Association for Environmental Health and Sciences (AEHS) Conference18th Annual Meeting & West Coast Conference on Soils, Sediments, and Water San Diego, CaliforniaMarch 12, 2008
Project Navigator, Ltd.One Pointe Drive, Suite 320Brea, CA 92821 www.projectnavigator.com
Offices Coast to Coast
Some graphical content is shown with the prior permission of Project Navigator, Ltd. clients:
Chevron Corporation, WDIG and New Cure Inc.
Project Navigator, Ltd. – Impacted Sites to Brownfields
www.projectnavigator.com• Houston, TX
(713) 468-5004• Pleasant Hill, CA
(925) 969-9574• Brea, CA
(714) 388-1800Project Navigator has five main offices. • Malvern, PA
(610)251-6851• Raleigh, NC
(919)-539-1928
Outline of Presentation
• Introduction: • PNL manages complex sites, many with long-term value• (Value = Redevelopment and/or Renewables Use)
• Strategies1. Have a Strategy2. Think Integration of Remedy and Development from Day-13. Assess your Site’s Location Vs Renewables
• Tools• Economic tools• Visualization• Web Enablement
• Case Studies• Operating Industries, Inc. (OII) Landfill • Tex Tin Superfund Site
• Conclusions
Strategy 1: Have a Strategy…Front Load and Invest the Time
• Insure that the Environmentally Protective Remedy has Sufficient Flexibility to Match the “Vision of End Use”
• Manage Remediation Risk• i.e. scope creep and cost growth
• Timely, Early Introduction of End-Use Planning
• Proactive Regulatory Negotiations driving for “Agreements Flexibility”
• Timely Community Outreach• i.e. not too early, not too late• under promise / over deliver
• Right-Sized Remediation
WM
P Va
lue
Cre
atio
nImpacted Land
Waste Disposal Inc.Superfund Site Remedy,Santa Fe Springs, CA
Exceedances of :Methane (1.25 %)Benzene (10 ppb)Vinyl Chloride (1 ppb)(Reservoir is not included)
WDI Superfund Site Forecasted Remedy
Gas Impacted Zones
Waste Outline
Vapor Wells
Proposed Brothers New Location
RCRA Equivalent Cap
Monofill (soil cap)
Soil Gas Control System
Material Excavated and Consolidated in Reservoir
Reservoir Leachate Collection Points
Engineered Pavement
Early Integration of Remedy with Development Strategy 2: Integrate
Strategy 3: Consider the Long-term Beneficial Reuse of the Former Impacted Site’s “Location” and “Assets” Vs Renewables Opportunities
CHARACTERISTICS:
• Sites that are long-term hold• Significant acreage• Major remedial activities are
completed and site is in compliant OM&M
Reference: “Cleaning Up”, The Economist, 5/31/07
BENEFICIAL REUSE OPPORTUNITIES:
• Solar field • Wind farms • Biogas > Power • Tidal Power
Site maybe optimally located for solar power
Renewables Energy Applications
Beneficial Reuse
Conventional• Develop over impacted land
or non-impacted land
Non Conventional• Application of a “sustainable
solution” strategy
“Carved out,” non impacted areas
Co-gen
SolarWind power Vapor
barrier and cap
Bioswales
Wetlands eco-habitat Greenhouse gas emissions eliminated
CH4
Power
Gas turbine
WiFi tower
Subsurface impacts and wastes (contained and non-mobile)
GW Reuse, e.g.:
• Irrigation• Nurseries• Golf course
Cell phone tower
Waste zone
Groundwater
Landfill gas
Surface water flow
Bio-degradation
Recreation Field
With a mind set change, former perceived liabilities become assets, which can be managed to drive remedy cost savings and improve corporate reputation…
1. Landfill gas is converted to power which is used in the new surface developments
2. WiFi and Cell Phone Towers3. Solar Power4. More…see Fig
Strategy 3 (Continued): Your Long-term Hold Site as a Renewables Platform
Green Remediation Techniques for Contained Waste SystemsGreen technologies and systems which use renewable energy and reduced the carbon footprint of conventional site remediation approaches
Outline of Presentation
• Introduction:
• Strategies1. Have a Strategy2. Think Integration of Remedy and Development from Day-13. Assess your Site’s Location Vs Renewables
• Tools• Economic tools• Visualization• Web Enablement
• Case Studies• Operating Industries, Inc. (OII) Landfill • Tex Tin Superfund Site
• Conclusions
Financial Tools: Single Site or Portfolio of Sites
For a pure remediate/develop scenario, use cost forecasting tools to assess if the site is “right way up.”
Develop the intended transaction scenario
– Sell as-is (w/ or w/o environmental liabilities)– Remediate and sell– Remediate and lease– Others
• e.g. Donate
Property Analysis Tools and Techniques: Screen Objectively with Data
Site: Sample Site
Area: 1100 acres
Zoning:
Wholly owned: Yes
DEQ relationship:
Remedy status:
Location:
Contaminants of Concern: Phosphates, other:
Property Sale Value:
Nearby Sensitive Receptors (e.g. school, residences, etc.):
Proximity to Major Power Transmission Lines:
Preliminary Option(s):
1.Wind turbine installation: Excellent wind power potential if distance to the power grid does not become a hindrance.
Economic evaluation of properties to gauge sale or redevelopment value
Innovative property disposition alternatives such as installation of wind turbines
Site Location
Sample
Modern Brownfields: Analyzing Long-term Hold Sites for Renewable Energy Opportunities
Starting Site Bucket
Renewable Energy Applications / “Site Platforms
100’s of Sites
10’s of Sites Final
candidates
Map based
analysis
Screen map based data
past SOLAR + WIND
resource use data
1.Solar V’sSite Locations
2.Wind V’s Site Locations
3.Transmissionlines V’sSite Locations
In preparation
Where is the Power in Project Communication?
Reference: Vital Places, http://www.vitalplaces.com.au/WorkshopFacilitation.html
Visual 55%
Vocal 38%
Verbal 7%
• The Visual Delivery of Project Content is Critical on Brownfields Projects
• Especially True When We Are Required to Convey Information Across Professions from Engineering, Economics, Law, and Public Policy
How Professionals Communicate
Visu
aliz
atio
n In
vest
men
t
Project Complexity
Storyboards / Storybooks
Aerial Photography
Maya 3D
Video Movies
Project Webcams
Explanation Figures
Digital Illustrations
GIS/EVS
AnimationWebsite Design
Small Scale Models
Large Scale Models
Project Navigator’s Toolbox of Techniques for Brownfields Project Facilitation
3D Data Visuals
Low Altitude Visual Imagery
Canoma 3D
Project Web-Enablement
Business -Stakeholder Facilitation
BrownfieldsNavigator.com
Defining and Maintaining a Project’s Vision: Digital 3D Models
2007 Rendition, Operating Industries Landfill, Monterey Park, California
Scale Models
OII Landfill, Monterey Park, CA
Waste Disposal Inc. (WDI) Superfund Site, Santa Fe Springs, CA
Interact with clients in visually enabled environment
PNL’s Pixel-Based System
Web Enabled Digital Techniques for Brownfields Projects
GIS Systems
www.PNL-A.com
Evaluate Site Portfolios GeospatiallyDeliver Project Content (Documents/Audio/Video)
via PRPblog.com
Outline of Presentation
• Introduction
• Strategies1. Have a Strategy2. Think Integration of Remedy and Development from Day-13. Assess your Site’s Location Vs Renewables
• Tools• Economic tools• Visualization• Web Enablement
• Case Studies• Operating Industries, Inc. (OII) Landfill • Tex Tin Superfund Site
• Conclusions
OII LandfillMonterey Park, CA
The West’s Most Costly, Privately Funded CERCLA Remedy
190 Acre Municipal Landfill (1948-84)
2 Distinct Parcels Intersected by a Freeway
145 acre S - Parcel
45 acre N - Parcel, poised for an Integrated Remedy/Development Solution
The Sequence Has Been:Vision & Leadership
Negotiate Agreements
Integrated Design/Build/Realize Mutual Benefits
1948 1984 1997 2000 2006 2009 2050
Landfill Construction EPA, SC, CD3, SCM-LMS
CD3 RA Compliance, OM&M, NP Remedy Planning
NP Remedy, RD/RA
Attain and Manage the End State Vision
OII Landfill: Work is Underway to Cap and Redevelop OII’s 45-acre North Parcel
North Parcel
1. Perimeter Land Reuse• Iguala Park Reopened2. Top Deck Use
Options• Solar Panel Field• Radio Tower• Cell Phone Tower(s)3. North Parcel• “Cascades” Shopping
Center Redevelopment4. Enhanced Power
Generation Systems5. Good Neighbor Site• Improved City and
Community Relations6. Treated Water Reuse
3
1
25 4
6
6
OII Superfund Site, Monterey Park, CA: Conceptual End State Vision for 2010
The Redeveloped North Parcel will be Integrated Into a Protective Remedy, and Beneficially Reuse the “Assets” of the Former Landfill
Brownfields Innovation: Low Cost, Unobtrusive Maintenance and MonitoringOperating Industries, Inc. (OII) Site: Pilot Wi-Fi Network
OII North Parcel: Integrate the Remedy into the Planned Development
A-A’ B-B’
C-C’ D-D’
Cross-SectionsSection A-A’, B-B’, C-C’ are north-to-south and appear
from left to right, D-D’ is the west-to-east section
Limits of Refuse
Cross-Sections(see right)
Gas Monitoring Probe Location Plan
Conceptual Draft Development
Tex Tin Site Location: Texas City, TX
Tex Tin Superfund SiteTexas City, TexasDescription:• 140-acre former WW-II tin smelter
(largest in the world at the time)
Regulatory Jurisdiction:• EPA Region 6
Problem:• In 1999, was a technically complex ‘poster child’ Superfund
site • Acid ponds, As impacts, wastewater pools, NORM piles,
dilapidated buildings
The Solution, Managed by Project Navigator, Ltd:• Visual Engineering Tools were used to facilitate
the project• Developed a fast-track, stream-lined design/build
approach • In 2003, EPA awarded the Tex Tin site the 1st
Superfund “Ready for Reuse Determination” in the nation.
The Future:• The projected use of the property is an intermodal facility
for the Texas City Mega Port. • For additional information please see www.tcphx.com.
2006 aerial
1998 aerial
Full Service Truck Stop
Multi Use Area
• Warehouse Distribution• Freight Forwarder• LCL Repackaging• Bonded Customs Warehouse• Non-Vessel Operating
Common Carrier• Truck/Trailer/Container/Refer
Repair & Wash
Intermodal Truck to Rail Transfer Yard
Container Storage Yard
Disposal Cell No Construction
Wah Chang Ditch
Tex Tin Reborn as the Phoenix International TerminalConceptual Redevelopment Plan
Tex Tin Site Redevelopment Metrics
• Best and highest use of the former Tex Tin Superfund Site
• Maximizes new employment opportunities in the region; creates 100’s of new jobs
• Generates over $4 million in new sales taxes annually
• Attracts public and private sector investment opportunities
• Upgrades Port of TC capabilities
General Conclusions
• Formulate a strategy which integrates the remedy and development
• Brownfield portfolio economic tools permit “right-side up?” economic analyses
• Use the “assets” from the remediation (if they are available)
• Web-enable the project for information communication
• Leverage the use of modern visualization tools for end state vision projection and stakeholder alignment
• Complex site, case studies illustrate the above
Acknowledgements
• Chevron Corporation for pushing the envelop on long-term site management planning via their E-Team• Team Leader: Jane Anderson, Chevron EMC, San Ramon, CA
• New Cure Inc.
• Mary Esper: President, NCI, Monterey Park, CA
• Waste Disposal Inc. Group
• Michael Skinner: Chair, Haddonfield, NJ
• Texas City Phoenix Team
• Kris Wachter and Bret Braden, Newport Beach, CA
• Fellow Project Navigator, Ltd. co-workers: Elizabeth Fontana, Michelle Russell, Martin Vu, Slay Mirzad & Mark Landress