Brownfields Redevelopment Opportunities at Port and Port-Related Properties

Transcription

1 Brownfields Redevelopment Opportunities at Port and Port-Related Properties Presented by: Matthew Trammell, Project Manager Environmental Consulting & Technology, Inc. (ECT) Prepared For: Florida Brownfields Conference St. Petersburg, Florida

2 Overview The Panama Canal widening project The battle of the ports Land use and environmental characteristics of port properties Development and redevelopment of port properties Challenges/opportunities for the lending industry The keystone project: turning a sow s ear into a silk purse Keystone site overview and project history Site-related environmental challenges Site-related permitting challenges Sustainable remediation opportunities Benefits of the Florida Brownfields Program Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX

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4 The Panama Canal Widening Project Canal expansion complete by late Panamanians approved the project in a National Referendum by over 78% Project Cost $5.5 Billion (% of Panama s Total GDP) Total cost of the project will be paid back in less than 10 years Panama Canal Authority estimates the third locks will have a 1% internal rate of return and be competitive through 05. Post-Panamax shipping Global impact on the movement of goods and products Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 4

5 Vessel and Lock Dimensions Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 5

6 The Battle of the Ports East and Gulf Coast ports planning/ undertaking major expansion Critical need for funding (private and public) Follow the money for future growth and development opportunities Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 6

7 Land Use and Environmental Characteristics of Port Properties Historically some of the nation s oldest developed areas Some of the nation s most heavily contaminated areas Situated on/near major and minor bodies of water, wetlands, sensitive ecosystems, and receptors Often large tracts of land Deep water access essential Appropriate draft required Highway access Rail access Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 7

8 Development and Redevelopment of Port-Related Properties Relatively high cost for project implementation Numerous local, state, and federal agencies and portrelated committees involved Usually involve/require brownfields designation and other state/federal grant and loan and tax incentive programs May invoke environmental justice involvement Streamlining and innovation in permitting is essential (some states such as Florida are stepping forward) Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 8

9 Challenges/Opportunities for the Lending Industry Challenges include: Potential that sites may be heavily contaminated (soil, groundwater, and sediments) Long lead time for project planning, permitting, and construction May involve off-shore companies as major participants Permitting risks including long time frames, numerous agencies and committees, and difficult technical issues Day-to-day environmental compliance given the numerous agencies involved, myriad of site users, and involvement of many off-shore companies (recent example) Lenders may need to have: Long-term leases/agreements/business plans with very strong companies Lender liability protection via state brownfields programs Heavy insurance coverage Environmental certainty (a bar too high?) Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 9

10 The Keystone Project: Turning a sow s ear into a silk purse Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 10

11 Industrial facility circa 1950 Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 11

12 Predemolition 004 Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 1

13 Site-Related Environmental Challenges Existing 1.4-acre Smurfit Stone landfill requiring closure Approximately 8 acres of wetlands including tidal wetlands Potential for sediment contamination in river requiring dredging Approximately 14 acres of regulated forest requiring recompense/removal Perception of site being heavily contaminated due to past history/use Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 13

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15 Site-Related Permitting Challenges Market-driven site with rapid response times (private ports) Acquiring permit for closure of 1.4 acres landfill in two phases Dredge-and-fill permitting including use of sediment material onsite and early construction of bulkhead Wetlands permitting in phases allowing for phased construction of site facilities including rail Stormwater permitting in accordance with state laws for protection of river Air quality permitting for offloading and loading of bulk commodities Tree removal/recompense permitting in phases Air quality permitting for kiln via PSD permit and GHG/removal of landfill NPDES permitting for both construction and operations Ongoing compliance with all permits Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 15

16 Sustainable Remediation Opportunities Former landfills or disposal areas use of landfill/disposal material for onsite fill, often needed on these redeveloped sites instead of transport of material on and off these sites (beneficial reuse) Permitting innovation Improvements can be used as engineering controls (ie bulkhead, storage pads, roads) Use dredge material on-site On-site or off-site mitigation for wetland impacts Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 16

17 Benefits of Florida Brownfields Program Coordination and cooperation between State agencies. Tax credits for handling solid waste (Voluntary Cleanup Tax Credit; 50% of cost up to $500,000; one time) Tax credits for Site Rehabilitation (Voluntary Cleanup Tax Credit; 50% of cost up to $500,000; annual) Lender Liability Protection Liability protection for purchaser Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 17

18 Benefits to the Community Tax revenues for City and State (i.e. fees, property taxes, payroll tax) Skilled jobs with benefits Refurbished Site Ancillary businesses (support) Environmentally superior use as compared to historic uses Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 18

19 Postremediation 011 Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX 19

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22 Open for Business Postremediation Y:\GDP-1\MKTG\PRSNT\NATLBRWNFLD.PPTX

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