Brownfield Revitalization; Leveraging Your Resources Case Study: Goshen s River Race Redevelopment Area Tuesday, August 14, 2012 Brownfield Workshop Goshen Chamber of Commerce
Goshen s River Race Redevelopment Area 22 acres, mix of uses 9 Brownfield sites Millrace Canal Goshen s historic industrial corridor 2 blocks from downtown Goshen Borders a 90 acre park and nature preserve On the Maple City Greenway, a 10 mile pedestrian/bike path
A look back at the history 1867-1868: Construction of the Millrace Canal o Constructed to generate hydroelectric power o Dug by 40 men using horses & plows o Construction Cost: $100,000
A look back at the history By 1870, companies such as the Hawks Furniture Co. had began locating to the area to utilize the hydroelectric power Industrial uses continued in the area through the early 2000 s
The Birth of a Vision: 2005 Ball State Study
Ball State Study Vision
Barriers to Achieving Vision Environmental Contamination Floodplain Soil Stability Infrastructure o Bridges o Alley o Levy Multiple Ownership Incompatible Uses In other words: classic brownfield site challenges.
Step One: Assessment Assessment Funding USEPA Assessment Grant $200,000 Hazardous Substances $200,000 Petroleum Substances IFA Matching Grant $30,000 Hazardous Substances $30,000 Petroleum Substances IFA Stipulated Assessment Grant (Sites 2 & 9) $95,000 Hazardous Substances Accomplishments Phase I ESA s and updates Phase II ESA s Supplemental Phase II ESA s (where needed) Remedial Alternatives Plans (RAP s)
Step Two: Remediation Taking what we learned through the assessment create land ready for redevelopment.
Establishing Our Goals Creation of the River Race Advisory Committee o Purpose: to make recommendations to the Redevelopment Commission on future land use for the corridor o Membership: neighborhood association, Chamber, Redevelopment, Plan Commission, Downtown Goshen, City Council, City staff o Recommendations: to focus on residential development, architectural standards, green construction and limited commercial o West side of the canal designated for public development (park, community center, amphitheater, etc )
Site 1 Former NIPSCO Property Funding Sources: $200,000 USEPA Cleanup Grant $40,000 IFA Matching Grant $520,000 IFA SRF Loan $700,000 Local TIF Funds $205,000 Interra Credit Union Contribution Site Details: 2.62 acres Occupied by electrical power companies dating back to 1885
Site 1 Former NIPSCO Property Cleanup Activities: Excavation & Disposal of 13,872 tons of nonhazardous, lead/arsenic impacted soil Removal of multiple buried historic building foundations Installation of a 2 soil cap and reforestation of the western portion of the site Construction of a 90+ space pervious brick paver parking lot to act as a cap Installation of a gravel pedestrian path Installation of water, sewer and gas services to the existing building and adjacent powerhouse to allow for redevelopment
Site 2 Former Wait Property (West Subparcel) Funding Sources: $200,000 USEPA Cleanup Grant $40,000 IFA Matching Grant $25,000 IFA SRF Loan Site Details: 3.95 acres Operated as a variety of industrial uses including multiple furniture manufacturing companies and a barrel factory from 1886 2008
Site 2 Former Wait Property (West Subparcel) Cleanup Activities: Building demolition and foundation removals Excavation & disposal of 4,661 tons of non-hazardous, lead/arsenic impacted soil Disposal of debris and concrete discovered within uncovered historic basements Site grading and installation of a 2 clean soil cap in contaminated areas of the site
Sites 3 6 Funding Sources: $200,000 USEPA Cleanup Grant $40,000 IFA Matching Grant $33,500 IFA SRF Loan Funds $68,000 IFA RLF Loan Funds $15,000 Local TIF Funds Site Details: 1.75 acres Operated as a variety of uses including a creamery, ice house, a blacksmith company dating back to 1886
Sites 3-6 Cleanup Activities: Demolition of a residential structure, outbuilding and commercial structure Removal and disposal of 2 fuel oil tanks Excavation & Disposal of 4,775 tons of nonhazardous, lead/arsenic impacted soil Installation of a 2 clean soil cap across all 4 sites and along the canal bank
Site 7 Former Omnisource Property Funding Sources: $200,000 USEPA Cleanup Grant $40,000 IFA Matching Grant $70,000 Local TIF Funds Site Details: 3.4 acres Operated primarily as a scrap yard from 1906 2006
Site 7 Former Omnisource Property Cleanup Activities: Excavation & Disposal of 2,687 cubic yards of non-hazardous, leadimpacted soil Excavation & Disposal of 12.5 cubic yards of hazardous, leadimpacted soil Injection of 6,048 gallons of 4% RegenOX solution at 21 locations across the site to address PCE contamination Removal of an additional 2,000 tons of soil along canal bank
Site 8 Former Gordy Property Funding Sources: $200,000 USEPA Cleanup Grant $40,000 IFA Matching Grant Site Details: 1.8 acres Operated as a variety of industrial uses from 1906-2007 Uses included an ice cream factory and a rubber manufacturing facility
Site 8 Former Gordy Property Cleanup Activities: Deconstruction of multiple buildings Excavation & Disposal of 1,782 cubic yards of non-hazardous, leadimpacted soil Removal of 2 undocumented underground storage tanks Removal of multiple hydraulic lift systems found beneath the building foundations Abandonment of two 104 deep water supply wells
Site 9 Former Street Dept. Property Funding Sources: $200,000 USEPA Cleanup Grant $40,000 IFA Matching Grant $167,000 IFA SRF Loan Funds Site Details: 6.7 acres Operated as a variety of industrial uses including a lumber yard/sawmill, Reith Riley Construction Company and the Street Department site for the City of Goshen from 1886 2012
Site 9 Former Street Department Property Cleanup Activities: Excavation and disposal of 1,067 tons of nonhazardous, lead/arsenic impacted soil Removal of 3 documented underground storage tanks Building Demolition included grinding of building materials for use as daily cover material at Elkhart County Landfill Site grading and installation of a 2 clean soil cap in contaminated areas of the site
Total Funding Summary USEPA Assessment Grant Funds - $400,000 IFA Assessment Matching Grant - $60,000 IFA Stipulated Assessment Grants - $95,000 USEPA Brownfield Cleanup Grants - $1,200,000 o 6 separate site-specific grant awards IFA Brownfield Cleanup Matching Grants - $240,000 o 6 separate site-specific grant awards IFA State Revolving Fund (SRF) Loan - $1,000,000 IFA Revolving Loan Fund (RLF) Loan - $68,000 Interra Credit Union Contribution - $205,000 Local TIF Funds - $785,000 TOTAL - $3,848,000
Next Steps for the Area Hawks Building Selective Demolition & Remediation o Demolition of the non-historic building additions & foundations o Soil excavation and installation of a two foot (2 ) soil cap for all exposed areas of the site, including the canal bank, to allow for environmental closure o To be funded using TIF funds approximately $250,000 o Contract to be awarded in August 2012 o Project to be completed within eight (8) months
Next Steps for the Area Millrace Levee Stabilization Project o Currently undergoing a study to evaluate for stabilization alternatives o Primary concerns: Erosion & Water Seepage through the levies o Estimated project costs: $1.2 to $5 million o Anticipate beginning repairs on Phase I within the next 2 years
What the future holds Redevelopment of the NIPSCO building Lease agreement to be executed in August 2012 To be redeveloped as a restaurant Estimated private investment: $500,000
What the future holds Redevelopment of the Hawks building Lease agreement executed in 2012 To be redeveloped as an Arts & Enterprise Center artist live/work space with commercial opportunities on the main floor Estimated private investment: $7,000,000
What the future holds Redevelopment of Sites 7 & 8 RFP to be issued to developers in September 2012 To be redeveloped as residential Estimated private investment: $6,000,000
Lessons Learned 1. Cost o o A cleanup grant alone will not be enough Must be creative in identifying multiple funding sources 2. Future Use Drives Cleanup o The cleanup plan should be determined based on the desired end use! 3. Value of community involvement and input o o Community input is a driver in determining desired end use Gaining consensus early on amongst community members is key to a successful project
Lessons Learned 3. Value of having dedicated brownfield staff o o o A person dedicated to coordinating cleanup activities between numerous City departments Importance of having an understanding of regulations and requirements for environmental projects Establishing relationship with the regulators 4. Importance of consultant selection process o o o o Value in hiring a grant writing consultant Select consultants that are the best fit for each project Use team approach to interview and rank consultants Be as detailed as possible in preparing an RFP scope of work 5. EXPECT THE UNEXPECTED o Build in contingency funding to cover unexpected finds (tanks, foundations, etc )
Questions?