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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

REDEVELOPING BROWNFIELDSBRIDGEPORT, CT

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

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.

Went Field Aerial View Circa 2000

Went Field Conceptual Plan

WENT FIELD PLAYGROUND

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!

Bryant Electric Rendering Circa 1940

West End; Bryant Electric Complex and Environs, 1996

The New West End - State Street

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

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

Abandoned Industrial Bldg @ 480 Bunnell StreetPrior to Seaview Avenue Industrial Park Project

Demolition of 480 Bunnell StreetSeaview Avenue Industrial Park Project

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.

All Phase Project: Completion of Building 1 Seaview Avenue Industrial Park Project

2005 Aerial View - 1558 Barnum AvenueMetal Scrap Yard

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.

Metal Scrap Yard @ 1558 Barnum AvenueSite Assessment Activities, 2005

Remediation in Progress @ 1558 Barnum Avenue, Summer 2007

Remediation in Progress @ 1558 Barnum Avenue, Summer 2007

Remediation in Progress @ 1558 Barnum Avenue, Summer 2007

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

Rehabilitation of Existing Industrial Building - 1558 Barnum Avenue

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

Rehabilitation of Neighboring Property – 1558 Barnum Avenue

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

Former American Fabrics ComplexConnecticut Avenue, Bridgeport

Approximately 360,000 square feet- obsolete buildings- inefficient layout

Acquired by CoB via tax foreclosure in 2006

Former American Fabrics ComplexBuilding Demolition and Paving

Former American Fabrics ComplexBuilding Restoration and Paving

Former American Fabrics ComplexBuilding Restoration and Paving

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.

The Commerce Park includes the

AMERICAN FABRICS ART & DESIGN CENTER, home to 30 artists and arts related businesses

2005 Aerial View of Former Bridgeport Brass ComplexHousatonic Avenue, Bridgeport

Former Bridgeport Brass Site – Southern Parcel (6 acres)

Former Bridgeport Brass – Northern ParcelUnited Rentals Project

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.

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)

CITY OF BRIDGEPORT, CONNECTICUTOffice of Planning &

Economic Development

Donald Eversley, DirectorEdward Lavernoich, Deputy Director

Tel (203) 576-7221

www.bridgeportct.gov

click “economic development”