sneapa 2013 thursday d2 3_30_converging_blight
TRANSCRIPT
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A Vision of the FutureConverting Blight to Public Open Space
Southern New England American Planning Association Conference
Worcester, MA
October 17, 2013
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A Vision of the FutureConverting Blight to Public Open Space
James Greacen, LSP, LEP, PG (Mabbett)Pamela Brown, Esq. AICP (Brown & Brown, PC)
Andrew Glucksman, LEED AP (Mabbett)
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Managing Uncertainties Associated with Environmentally Impaired Properties
• Environmental Impairment– Subsurface contamination– Buildings
• Addressing Environmental Liabilities– Assessing the magnitude of the problem– Managing the financial impact– Managing the physical impact
• Example Case Studies
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Typical Sources of Contamination
• Leaking underground storage tanks
• Historic industrial waste management practices (the back 40)
• Discharge from floor drains• Sewers in a poor state of
repair• Waste burial• Urban fill
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Contaminant Migration
1. Oils, solvents, and other liquid contaminants can migrate through the subsurface
2. Rainwater or groundwater leaching through contaminated soil or contaminant sources (leaking tanks, drums, waste piles, landfill)
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Typical Sources of Groundwater Contamination
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Typical Sources of Groundwater Contamination
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Contaminated AirMigration of Subsurface Vapors into Buildings
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Contamination in Buildings
• Asbestos• Lead-based paint• PCBs in building material• Mercury• Mold• Radon
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Contamination in Buildings - Asbestos
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Contamination in Buildings - Asbestos
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Contamination in Buildings - Asbestos
• Cement pipes• Cement wall floor tile• Vinyl floorboard• Asphalt floor tile• Vinyl sheet flooring• Acoustical plaster• Decorative plaster• Textured Paints/coatings• Ceiling tiles
• Construction Mastics– Floor tile– Carpet– Ceiling tile
• spray-applied insulation• Blown-in insulation• Fireproofing materials• Elevator equipment
panels• HVAC duct insulation
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Contamination in Buildings - Asbestos
• Boiler insulation• Ductwork flexible fabric
connections• Pipe insulation• Heating and electrical
ducts• Electrical panel partitions• Electric wiring insulation• Roofing shingles
• Roofing felt• Base flashing• Fire doors• Caulking and putties• Adhesives• Wallboard• Joint compounds
spackling compounds
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Contamination in Buildings – AsbestosUse a Reputable Contractor
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Contamination in Buildings - Lead Based PaintUsed before 1978
Percentage of Homes with Lead Based Paint
24% between 1960-1977
69% between 1940-1959
87% before 1940
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PCBs in Building Materials and Industrial Applications
• Transformers• Hydraulic fluids• Paints• Water proofing sealants• Fluorescent light ballasts• Lubricating oils• Caulking• Insulating materials
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Other Regulated Building Materials
• Thermostats (mercury)• Switches (mercury)• Refrigerants (ozone-depleting substances)
Other Environmental Issues• Mold• Radon
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The point (if you don’t get it already) is that there is a Big Downside if you are unprepared to assess and manage environmental liabilities
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So Why Bother, Why Take on the Risk?
• The good, cheap stuff is already gone• Brownfields are often in prime locations• There are ways to manage contamination,
sometimes with little incremental cost• Brings properties to a higher use and benefit
to the community
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Before Acquiring a PropertyEnvironmental Due Diligence
It may be easy to see the smoking drums out back, but most environmental issues are less apparent
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Do We Really Have to Spend All That $$ on Environmental Consulting?• Flag issues that could complicate
or delay the transaction• Develop cost estimates to address
environmental liability• Develop cost sharing or cost
allocating mechanisms• Identify and obtain Brownfields
and other financial assistance• Address regulatory requirements
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ASTM Phase I Assessment• Site inspection (and interview of persons
knowledgeable of site history) by a qualified environmental professional
• Extensive file review (federal, state, local records)
• Historical aerial photographs
• Chain-of-title examination for liens or AULs
• Evaluation of risks posed by neighboring properties
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ASTM Phase I Assessment
• Fulfills “due diligence” requirements under CERCLA
• Allows for “Innocent Landowner Defense” for a prospective purchaser (or lender)
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ASTM Phase I AssessmentOften Does Not Include
• Asbestos
• Mold
• Wetlands issues
• Lead-based paint
• Radon
• Building systems
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Quantifying the ImpactSearch of Deal Breakers
•These are often conditions that extend off of the subject property
• Pools of oil in the subsurface• Groundwater plumes that extend off of the property
•As-is/Quick Closing offers by the seller• Seller will not allow prospective buyer to collect
environmental samples• Unrealistically short time frame to assess
environmental impacts
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Quantifying the Impact
Understand what you don’t know
•Inventory past industrial use and practices that pose potential but unknown issues
•If environmental assessment has been performed, what are the data gaps?
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Quantifying the Impact
“There are known knowns. These are the things we know that we know.
There are known unknowns. That is to say, there are things that we know we don’t know.
But there are also unknown unknowns. There are things we don’t know we don’t know.”
Donald Rumsfeld, addressing the absence of evidence linking Iraq with the supply of weapons of mass destruction to terrorist groups (2-12-2002)
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Quantifying the Impact
Understand the Extent of Potential Environmental Liability
•Level of comfort proceeding with the property transfer without additional environmental information
•Cost-benefit of collecting additional environmental information
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Quantifying the Impact
Some data the could limit uncertainty
•Regulated building materials survey•Soil and groundwater sampling •Vapor intrusion study
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Quantifying the ImpactOK, now what do you do with that information?
Assign dollar values to each identified issue:•Asbestos abatement•Environmental site closure (soil or groundwater issues)•Vapor Intrusion
• Remediation• Deed restriction• Subslab Depressurization system (radon
system)
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Quantifying the Impact
With cost estimates to address environmental liabilities you can:
• Walk from the deal (or threaten to walk)
• Negotiate a lower price
• Negotiate an escrow to address the issues
• Ask the seller to address the issues and then come back
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Manage the Financial Impact Federal Assistance
Brownfields Assessment Grants http://www.epa.gov/swerosps/bf/applicat.htm#apag
Targeted Brownfield Assessment Program http://www.epa.gov/region1/brownfields/programs/targeted.html
Brownfield Tax Incentive Program http://www.epa.gov/brownfields/tax/
New Markets Tax Credit Program http://www.irs.gov/pub/irs-utl/atgnmtc.pdf
EPA Revolving Loan Fund and Cleanup Grants http://www.epa.gov/region1/brownfields/programs/revolving/
HUD Brownfield Economic Development Initiative http://portal.hud.gov/hudportal/HUD?src=/program_offices/comm_planning/BEDI
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Manage the Financial Impact State Assistance
Connecticut Environmental Assistance Programshttp://www.ctbrownfields.gov/ctbrownfields/cwp/view.asp?a=2620&q=319628 CT EPA Assessment Program Underground Storage Tank Clean-up Program Special Contaminated Property Remediation and
Insurance Fund (SCPRIF) Urban Sites Remedial Action Program (USRAP) Environmental Insurance Program Targeted Brownfield Development Loan Program Abandoned Brownfield Cleanup Program
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Manage the Financial Impact Commonwealth Assistance
Massachusetts Assistance Programs Brownfields Support Team Initiative
http://www.mass.gov/eea/docs/dep/cleanup/bst1112.pdf MassDevelopment Brownfields Redevelopment Fund
http://www.massdevelopment.com/financing/specialty-loan-programs/brownfields-redevelopment-fund/
Brownfield Redevelopment Access to Capital (BRAC) Program http://www.bdcnewengland.com/capital-access-program/
Executive Office of Housing & Economic Developmento MassWorks Infrastructure Program
http://www.mass.gov/hed/economic/eohed/pro/infrastructure/massworks/
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Manage the Financial Impact State Assistance
Rhode Island Assistance Programs Brownfields Cleanup Revolving Loan Fund
http://www.dem.ri.gov/brownfields/financial/rlfoverview.htm
Brownfields Job Training and Development Demonstration Pilot Program
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Liability Protection ProgramsConnecticut Liability Protection Programshttp://www.ctbrownfields.gov/ctbrownfields/cwp/view.asp?a=2631&q=319608 Third Party Liability Program Covenant Not to Sue CERCLIS Comfort Letter Land Use Restrictions Environmental Insurance ProgramMassachusetts Liability Protection Programshttp://www.mass.gov/ago/doing-business-in-massachusetts/economic-development/brownfields-covenant-program/ Brownfields Covenant Not to Sue ProgramRhode Island Liability Protection Programshttp://www.dem.ri.gov/brownfields/steps/liabilityprotection.htm Settlement Agreement and Covenant not to Sue (SACNTS)
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Manage the Financial Impact
Environmental Liability Insurance
1.Pollution Legal Liability• Protection against third party claims (property
damage, personal injury, cleanup costs)
2.Cleanup Cost Capping• Cleanup cost overruns
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Manage the Financial Impact
Pollution Legal Liability• Premiums ($10K+)• Policy Limits ($1M to $150M)• Policy Limits (liabilities of <$1M are typically not
covered)• Deductable ($20K per incident)
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Manage the Financial Impact
Cleanup Cost Capping
• About 8% to 10% of the estimated cleanup cost
• Policy Limits ($1M to $150M)
• Policy Limits (liabilities of <$1M are typically not covered)
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Manage the Financial Impact
Cleanup cost capping insurance covers:•Discovery of unknown pollution•Additional amounts of known pollution•Changes in regulatory requirements
It does not cover:•Legal costs•Professional negligence •Investigation of newly discovered contamination
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Manage the Physical Impact
Contaminated soil is expensive to manage
• Even soil that meets regulatory standards with “minor” levels of contaminants may cost much more to haul offsite than ordinary soil
Incorporating a radon abatement system into building design is more effective than retrofitting
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Manage the Physical Impact
Incorporate Environmental Remediation into Redevelopment Planning
Don’t remove expensive contaminated soil if you can reuse it safely on site.•Use if for regrading (cover with clean soil)•Cover it with parking lots or building foundations
This may require a deed restriction to manage future contact with the soil
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Manage the Physical Impact
What about all those MassDEP requirements for assessment and cleanup?
These regulations and the Massachusetts Contingency Plan are flexible•Flexible does not mean lenient•Privatized system that allows for Licensed Site Professionals (LSPs) to manage cleanups and certify site closures
• MassDEP audits a percentage of these LSP Opinions to ensure standards of care are maintained
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Manage the Physical Impact
What about all those CT DEEP and RI DEM requirements for assessment and cleanup?
• In Connecticut, a Licensed Environmental Professional (LEP) may investigate and remediate most sites in the Property Transfer Program
• Rhode Island allows Environmental Land Use Restrictions to allow contamination to remain under certain conditions to facilitate redevelopment
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A Developer’s Perspective ($$)
Needs Investment Capital
How to attract investment capital?•Return on investment•Management of Risk
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A Developer’s Perspective
Primary Needs
1.Access to Information2.Feasibility of Various Development Scenarios3.Economic Incentive4.Incentive Zoning
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A Developer’s Perspective
1. Make as much information available as possible and in one place
•Phase 1 Reports
•Environmental Data
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A Developer’s Perspective
2. Easily Evaluate the Feasibility of Various Development Scenarios
Clarity on what can be built, what will be approved
• Permit friendly, or no?• Zoning designation• Pre-approval
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A Developer’s Perspective
3. Economic Incentives
Tax breaksMunicipal Bonds•Ability to secure capital at low interest ratesInfrastructure Support
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A Developer’s Perspective
4. Incentive Zoning
For example:
Offer an incentive in exchange for environmental cleanup
• Increased Floor Area Ratio (FAR) or building height
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A Developer’s Perspective
Wrap All This Up in a Single Package
• Put all of this information into a portfolio
• Designate a single individual as a facilitator that can reach back into the municipality on behalf of the potential developer
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© 2013, Mabbett & Associates, Inc.
Chemistry Station Park – Waltham, MA
Former Railroad Station in a Former Industrial Area
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Chemistry Station Park – Waltham, MA
Active rail line in the area of the former Newton Chemical Company
Maker of sulfuric acid and dyes from 1825 to after the Civil War
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Chemistry Station Park – Waltham, MA
The City wanted to redevelop the property into recreational greenspace in what is now a residential neighborhood
Environmental Issues:•Arsenic and lead•Pesticides•Coal and coal ash
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Chemistry Station Park – Waltham, MA
The design included: •A planting corridor, where soil was also excavated and placed under an engineered barrier, and replaced with a planting mixture to facilitate forthcoming landscaping
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Chemistry Station Park – Waltham, MA
Wicked Local Waltham – August 16, 2012
“It is a quiet summer afternoon; the air is dry, hot, and sweet. The neatly cut grass is rich green, and there are borders of shrubs; tall shade trees; a patch of Queen Anne’s lace; and newly planted magnolias. The brick walkway in the long, narrow park is designed to look like train tracks, in their original location. The simulated rails are made of light tan bricks, on a background of darker ones. There are benches, game stations, and a covered area created to look like the old train station.”
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Kendall Square circa 1925
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Cambridge Research ParkKendall Square, Cambridge, MA
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Master Plan Drivers
Maximize Density: FAR of 3.0 + Bonus Housing for total of 1,376,000 SF of Mixed Use Development
Below Grade Parking: 2,000 Vehicles
Aesthetics andIntegrated Design: Contemporary, Class “A” Architecture
Complementary Open Space with Public Amenities
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Master Plan
• Building A: 247,000 SF lab (Vertex) • Building B: 223,000 SF lab (TBD) • Building C: 85,000 SF Performing Arts
(Constellation) • Buillding D: 273,000 SF Office (Genzyme)• Building E1: 110,000 SF Hotel (TBD)• Building E2: 330,000 SF Residential (Twining)• Building G: 50,000 SF Mixed Use (res./retail/office)• Parking: Two Below Grade Facilities for 2,000
Vehicles (beneath Building B and Buildings E1/E2/G)
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Soil Excavation for Underground Parking
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Remediation Challenges
• Off-Site Disposal Facility Capacity for 417, 000 Tons of Material:
– Unregulated, Instate Unlined Landfill, Instate Lined Landfill, Out of State Disposal/Recycling Facilities for Solid Waste and RCRA Hazardous.
• Material Management– 12,000 Truck Loads– Excavation By Grid– Water Management– 45 Ft Deep x 580 Ft x 220 Ft – Adjacent to Broad Canal
• Neighborhood Impact– Truck Traffic– Odor & Dust– Noise
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Summary of Remedial Program
• Remedial Drivers– Permanent Solution– Neighborhood Impacts– Cost & Schedule– Compatibility – Ability to Obtain Financing
• Environmental Liability Insurance– Kemper (1st & 3rd Party
Coverage w/ Re-opener)– $20 MM/10 Yr Term
• Phase I Remediation– $11 MM Soil Premium– No deed restriction (Activity
and Use Limitation)
• Phase II Remediation– $8 Million for In situ
Stabilization– Five pRAOs filed– Four AULs filed– $6.5 Million Premium for Soil
Disposal on Building B Garage
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Genzyme Building
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Responsive.Reliable.Proven.Since 1980
© 2013, Mabbett & Associates, Inc.
Landscaping ProgramNorth Plaza
– Open Air Performance Art Space
– “Theater-in-the-Round”– Lighting and PA System
South Plaza– Summer : seating for
outdoor dining and recreation
– Winter: public skating rink w/ skate rentals
Broad Canal– Canoe and kayak rental– Car-top boat access to the
Charles River