Tar, Water, People and Fish: The Environmental Remediation and - - PowerPoint PPT Presentation

Tar, Water, People and Fish: The Environmental Remediation and Redevelopment of an Industrial Property

Erie County Convention Center Authority

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

The Environmental Remediation and Redevelopment of an Industrial Property

Mobile Tour - Purpose and Anticipated Outcomes

This tour provides overviews of State/Federal laws and regulations, typical planning strategies as well as the first-hand experience of remediation in action.

• 1. Obtain an understanding of relevant laws, statutes

and regulations related to property remediation

• 2. Learn about the various approaches to garnering and

incorporating public input in the remediation process

• 3. Experience an active remediation project and become

familiar with the physical process and typical remediation techniques

Sunday, October 14, 12

Property History and Context

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

GAF Property - Past History

The Environmental Remediation and Redevelopment of an Industrial Property

• 1903 to 2007: Site used to manufacture

residential and commercial roofing products. Process used tar, felt, sand & asbestos.

• 2010 – GAF, most recent operator demolished all

structures to ground.

• December 2010 – ECCCA acquires Site
• 2011 – ECCCA Embarks on Concept Planning and

Remediation program.

• 2012-2013 – Complete Concept Planning and

Remediation Program.

• 2013 – Productive Reuse…
• The Bayfront and the site didn’t always look like

today…

Sunday, October 14, 12

GAF Property - Past History

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

The Environmental Remediation and Redevelopment of an Industrial Property

GAF Property - The Evolution of the Shoreline

Sunday, October 14, 12

GAF Property - 1990’s

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

GAF Property - 2011

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

GAF Property - 2011

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

GAF Property - 2011

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

The Environmental Remediation and Redevelopment of an Industrial Property

Summary of Environmental Assessment

Site Investigations:

• 14 groundwater monitoring wells over 50 soil

borings and samples, test pits, surface water and sediment samples over 3 year period Results:

• Site material (shingles, tarpaper and tar) exceed

Act 2 standards, tar like non-aqueous phase liquids (NAPL) under a portion of the Site, tar boils, shingles and tar paper along the drainage ditch and Bay

Sunday, October 14, 12

Sample Locations Figure: 5 Act 2 Risk Assessment Report Former GAF Site 218 Bayfront Parkway Erie, Pennsylvania Project No.: 3410110844

The Environmental Remediation and Redevelopment of an Industrial Property

GAF Property - Phase II Sampling Locations

Sunday, October 14, 12

The Environmental Remediation and Redevelopment of an Industrial Property

GAF Property - Nature of Contamination

Sunday, October 14, 12

The Environmental Remediation and Redevelopment of an Industrial Property

GAF Property - Nature of Contamination

Sunday, October 14, 12

The Environmental Remediation and Redevelopment of an Industrial Property

GAF Property - Nature of Contamination

Sunday, October 14, 12

The Environmental Remediation and Redevelopment of an Industrial Property

GAF Property - Nature of Contamination

Sunday, October 14, 12

The Environmental Remediation and Redevelopment of an Industrial Property

Summary of Remediation Strategy

Remediation:

• Construct a steel sheet pile wall along the Bay and

pipe the drainage ditch to eliminate future erosion.

• Construct a “slurry wall” along the eastern

boundary of the NAPL to prevent ofg-site

• migration. NAPL area is non-residential land use.
• Remove hard surfaces/foundations, regrade and

cover the site with clean soil to eliminate direct contact exposure pathway.

• Record environmental covenant with the deed to

prohibit future use of groundwater, require that excavated materials in the future be disposed of properly ofg-site and that excavation workers be properly trained to work with the material

Sunday, October 14, 12

Environmental Remediation in Pennsylvania

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Act 2 Remediation Process Recap

The Environmental Remediation and Redevelopment of an Industrial Property

• I. Pre-acquisition Due Diligence : What are the

liabilities? Possible Costs?

• Phase I, Phase II & Phase III Environmental Site

Assessments

• II. Act 2 – Receive Liability Protections Afgorded By

Pennsylvania

• Notice of Intent to Remediate (NIR) – Starts

process by letting state know your intentions;

• Remedial Investigation Report (RIR) – What are

site conditions? Which Act 2 standard is most suitable based on expected land use?

• Risk Assessment – What is the potential risk to

expected end users and environment?

Sunday, October 14, 12

Act 2 Remediation Process Recap con’t

The Environmental Remediation and Redevelopment of an Industrial Property

• Cleanup Plan & Permits – How will the risks be

mitigated and managed?

• Final Report – Documents how the cleanup plan

was implemented

• PADEP Act 2 “Release of Liability” – Not a “No

Further Action”

• Coordinate with PADEP early and often through

the process!

Sunday, October 14, 12

Differences Between Phase 1, Phase 2 and Phase 3 Environmental Studies

The Environmental Remediation and Redevelopment of an Industrial Property

Phase I ESAs – “Desk top study” to identify “Recognized Environmental Conditions” (RECs):

• Completed in accordance with ASTM –

ES1257-05 and US EPA All Appropriate Inquiry (AAI) rules.

• Samples not typically collected - relatively

inexpensive study

• Required by most lenders or grants.
• Critical first step in “Go – No Go” decision

process

Sunday, October 14, 12

Differences Between Phase 1, Phase 2 and Phase 3 Environmental Studies con’t

The Environmental Remediation and Redevelopment of an Industrial Property

Phase II & III ESAs and Act 2 Remedial Investigation

• Characterize Phase I ESA RECs by sampling soil,

groundwater, indoor air, etc.

• Focused phased approach may be more

efgective depending on complexity of Site and intended end use.

• Can be expensive & time consuming - state

and federal funding potential

• Findings could trigger reporting requirements –

know the “what ifs” upfront

Sunday, October 14, 12

Common Development Constraints and Potential Solutions Related to Brownfield Sites

The Environmental Remediation and Redevelopment of an Industrial Property

• 1. Unrealistic owner expectations – the site is worth

more than it really is given environmental liabilities.

• 2. No “champion” – brownfield redevelopment

requires many people with a wide variety of skills. Someone has to bring it all together.

• 3. Incoherent or unrealistic vision for the end use -

If you build it they may or may not come.

• 4. Thinking that the process is either too easy or too

hard

• 5. Failure to engage the support of the public, key

stakeholders and regulators early.

Sunday, October 14, 12

Common Development Constraints and Potential Solutions Related to Brownfield Sites

The Environmental Remediation and Redevelopment of an Industrial Property

• 6. Often times the regulations and funding

requirements can exacerbate these issues. The Bayfront Place remediation is uniques because integrates public outreach and market outreach into the remediation process.

Sunday, October 14, 12

Proposed Remedial Approach & Timeline

Concept Plan and Environmental Remediation Services

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Concept Plan Definition

Concept Plan – a compilation of images and ideas that illustrates possible development scenarios that meet the owner’s and community’s goals within the physical, economic, and regulatory constraints of the site and surrounding area. The Concept Plan is a general guideline showing how future development could be managed to meet the short-term and long-term goals.

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Concept Plan Specifics

I. Concept Plan DOES:

• 1. guide the environmental remediation and end use
• 2. consider community needs and market conditions
• 3. consider economic benefits and Erie County’s

fiscal, social, and environmental interests

• 4. be realistic, achievable, and fit with the character
• f the Erie Region
• II. Concept Plan IS NOT:
• 1. a definitive Development or Engineering Plan
• 2. based on preconceived notions or ideas
• 3. blind to the project’s impacts on municipal
• perating and capital budgets

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Guiding Principles & Goals

• 1. Identify highest and best use for the site that is

compatible with the surrounding area; complements the Bayfront Convention Center; and generates revenue for local governments.

• 2. Design remedy to mesh with ultimate end use

concept.

• 3. Remediate the site to allow for development to the

highest and best use.

• 4. Create robust, inclusive, transparent planning

processes that captures public and stakeholder input.

• 5. Gather suffjcient hard data that will be used to arrive

at “fact based” decisions.

• 6. Solicit and consider input from the general public and

a broad base of stakeholders.

• 7. Make wise use of available funding.

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

How to Fund Remediation Efforts

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Redevelopment Assistance Capital Program Grant

The Environmental Remediation and Redevelopment of an Industrial Property

• 1. PA Budget Office - large capital projects > $1million
• 2. Requires 50% match
• 3. Requires line item in State budget

“Redevelopment Assistance Capital Program projects are primarily economic development projects, authorized in the Redevelopment Assistance section of a Capital Budget Itemization Act, have a regional or multi-jurisdictional impact, and generate substantial increases or maintain current levels of employment, tax revenues or other measures of economic activity. Included are projects with cultural, historic or civic significance.”

Sunday, October 14, 12

Other Potential Funding Sources for Brownfield Remediation Projects

The Environmental Remediation and Redevelopment of an Industrial Property

Industrial Sites Reuse Program (ISRP) – PADEP/PADCED

• Up to $200,000 for characterization and $1MM for

Remediation

• Grants to governments/non-profits – Loans to private

individuals

• Grants require 25% local match

Sunday, October 14, 12

Concept Planning Process

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Work Scope Overview

The Environmental Remediation and Redevelopment of an Industrial Property

• 1. Demographic and market analysis
• 2. Public outreach
• 3. Concept plan
• 4. Remediation plan
• 5. Permitting and approvals
• 6. Site remediation and stabilization
• 7. Infrastructure installation (pending funding availability)
• 8. Public waterfront access (pending funding availability)

Sunday, October 14, 12

Concept Plan and Environmental Remediation Services

Regional Context

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Concept Plan and Environmental Remediation Services

Local Context

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Market Opportunities and Challenges

The Environmental Remediation and Redevelopment of an Industrial Property

1. Deficit of hotel rooms located immediately adjacent to the Bayfront Convention Center 2. Shortfall of parking for large events and conventions 3. Substantial over-supply of offjce space; including a slight surplus of Class A offjce space 4. A recent market study determined that there is an immediate demand for a variety of residential uses

Sunday, October 14, 12

Site Constraints

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

The Environmental Remediation and Redevelopment of an Industrial Property

Key Development “Drivers”

• 1. NAPL/DNAPL area
• 2. Limited access points

between the site and the Bayfront Parkway

• 3. CSX easement between the

Bayfront Parkway and developable land

• 4. Shallow water depth and

wind exposure on the west side of the property

• 5. Shingle landfill and

presence of asbestos

• 6. Bayfront Parkway

congestion – between 20,000 and 25,000 ADTS

• 7. Close proximity to the

Bayfront Convention Center

• 8. 12 acres total; 2 acres

under water

• 9. Incredible “sunset” views

from the N-NW portion of the property

Sunday, October 14, 12

Highest and Best Use Analysis

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Concept Plan and Environmental Remediation Services

Project Web-Site Design Workshops Public Open Houses Stakeholder Interviews Focus Groups

DESIGN PRINCIPLES “VISIONS” CONSENSUS BUILDING

Public Engagement

Public Events

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Public Events

Erie Heritage Festival Albion Area Fair North East Wine Festival Edinboro University 'Break Out the Plaid' Millcreek Mall TRAIN Concert Festival of Trees

Examples of Participating Stakeholders

Baldwin Group East Side Task Force Behrend College Builders Hardware Carpenters Local 81 City of Erie Council City of Erie Mayor Curtze Food Products Economic Development Corporation of Erie Environment Erie Erie Community Foundation Erie County Executive Erie Downtown Partnership Erie Insurance Erie Parking Authority Erie Redevelopment Authority Erie Regional Chamber & Growth Partnership Erie Water Authority Erie Western Port Authority Gannon University Hamot/UPMC Medical Center Mercyhurst College PA Senator J. Earll PennDOT Preferred Systems Inc. Save Our Native Species Urban Erie Community Development Corporation VisitErie

The Environmental Remediation and Redevelopment of an Industrial Property

Public Engagement

Sunday, October 14, 12

Concept Plan and Environmental Remediation Services

Project Website

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Concept Plan and Environmental Remediation Services

General Development Program

The Environmental Remediation and Redevelopment of an Industrial Property Preferred Mixed Use Concept Plan

Residential (dwelling units) 125

Condominiums 50 Apartments 50 Town Homes 17 Mansionette Condominiums 8

Hotel (rooms) 200 Ground Floor Offjce (square feet) 30,500 Retail (square feet) 21,500 Restaurant (square feet) 8,000 Market House (square feet) 15,000 Structured Parking (spaces) 720 Sunday, October 14, 12

Planning and Design Principles

The Environmental Remediation and Redevelopment of an Industrial Property

1. Tie the public market to the water and the Bayfront Parkway 2. Develop a minimum 12’ wide Bayfront walkway or pedestrian promenade 3. Maintain water-oriented sight lines from the Blufg as well as the Bayfront Parkway 4. Create a landmark building to further enhance the City’s skyline; visually tie to the Perry Monument and the Bicentennial Tower

• 5. Maintain low building

profiles elsewhere 6. Activate the ground floor

• f non-single-family

buildings with retail,

• ffjce, restaurant and

entertainment uses 7. Utilize a nautical theme for the architectural character

• f buildings and public

Sunday, October 14, 12

Planning and Design Principles con’t

The Environmental Remediation and Redevelopment of an Industrial Property

8. Locate retail, restaurant and entertainment uses within close proximity to the Bayfront Convention Center 9. Use streets and grade changes to difgerentiate public and private property

• 10. Provide weatherized parking

in close proximity to the Bayfront Convention Center’s main building entry

• 11. Minimize road and utility

construction

• 12. Improve access to the

Bayfront Parkway and secondary circulation in the Bayfront area

Sunday, October 14, 12

Concept Diagram

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Waterfront Park Character Section

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Connectivity Plan

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Concept Plan and Environmental Remediation Services

For Instance Sketch

Aerial Perspective

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Concept Plan and Environmental Remediation Services

For Instance Sketch

Waterfront Park

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Concept Plan and Environmental Remediation Services

For Instance Sketch

Sassafras Street

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Concept Plan and Environmental Remediation Services

For Instance Sketch

Market House

The Environmental Remediation and Redevelopment of an Industrial Property

Sunday, October 14, 12

Concept Plan and Environmental Remediation Services

Other Permits

The Environmental Remediation and Redevelopment of an Industrial Property

• Pennsylvania OneCall – Meet with local utilities at the

Site and review plans

• Erosion and Sediment Control – Erie County

Conservation District

• National Pollution Discharge Elimination System

(NPDES) – PADEP; Construction and Post Construction Storm Water Management

• Joint 105 Permit for Surface Water Encroachment –

PADEP and US Army Corps of Engineers; Seawall and Piping Drainage Ditch

• Gas Well Abandonment Plan and Plugging Certificate

Sunday, October 14, 12

Concept Plan and Environmental Remediation Services

The Environmental Remediation and Redevelopment of an Industrial Property

• 1. Permits take time – allow at least 3 to 6 months

for review and approval

• 2. Assess benefits of submitting separate permits

for individual tasks – May help get to work sooner.

• 3. Discuss plans with regulators early

Other Important Permitting Points

Sunday, October 14, 12

Concept Plan and Environmental Remediation Services

The Environmental Remediation and Redevelopment of an Industrial Property

Questions and Answers

Sunday, October 14, 12