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Before - Gas Station

Before - Gas Station. 2004. 608 South 8th Street. Built in 1950 and operated as a Gas Station for 50 years. The owner had closed the station in 1998 and retired. Operated as a convenience store and drug buy site for 4 years until 2004. . 1. Today Office. 2006. From

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Before - Gas Station

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  1. Before - Gas Station 2004 608 South 8th Street Built in 1950 and operated as a Gas Station for 50 years. The owner had closed the station in 1998 and retired. Operated as a convenience store and drug buy site for 4 years until 2004. 1

  2. Today Office 2006 From Brownfield Site To Green Office Building Text Phil Griffin - Building Owner Darry Duffe - Designer- Builder 2

  3. Engineers Site Plan Symbols represent monitoring test wells. Site was scored at an 11. Too high for NFA but too low to be in State funded LUST clean up program.

  4. Buyer remorse hits me. DID I REALLY PAY $195,000 FOR THIS? Total square footage was just under 1,500 square feet but actual building was only 400 square feet. The rest consisted of a rusted out shipping container and a walk in beer cooler.

  5. Classic 50’sRestrooms Loved those pre ADA toilets Sized at 3 ft X 5 ft and don’t forget to straddle the toilet before you close the door. 5

  6. Demolition Begins September 2005 • First step was to remove... • Roof • Storage van • Inside coolers • Walk in • Restrooms • Tile flooring • windows • doors • junk and • more junk

  7. North View - Before 2004 Power pole was an eyesore. Relocating the electric under ground was critical to the overall look of the property. 7

  8. North View - Today 2006 Cost $2,600 View Priceless 8

  9. Lesson #1 March 2005 • City of Fernandina Beach viewed buying and reusing a brownfield site as my problem, not doing society a favor. • Change of Use = New Rules apply • Must install Malaria Pit - AKA drypond • Must have FDOT approve new driveway permit in order to close a driveway • Must pay water and sewer impact fee to turn 2 bathrooms into 1! “Turning a frog into a Prince ain’t gonna be easy in this town”

  10. Impervious Surfaces(Able to filtrate water at a rapid rate) BEFORE Impervious Surface 10,486 Sq Ft Pervious Surface 5,280 Sq Ft Included asphalt, building, storage container, walk-in cooler and concrete pads AFTER Impervious Surface 9,787 Sq Ft Pervious Surface 6,225 Including with plans for second 1,200 SF building later. Impervious area was 10,486 square feet at the time of purchase. City of Fernandina Beach required a site plan review and to change use would require us to install a storm water mitigation pond on the site.

  11. How to let the site breathe Created a 5 foot wide by 100 foot long planter bed. Cut out the asphalt, dug out some crushed limestone then filled with native plants.

  12. Site Plan Changes Removed all asphalt. Preserved existing concrete Cut 500 sq foot green zone to capture water runoff. Installed drain areas next to building 12

  13. Green by Reuse • Creating a green site is just part of the task.We integrated green products with green methods • Reused the footers and slab • Saved part of the front & north wall - see the blue wall sections - block with plaster • Saved concrete parking lot - best concrete was on top of tank removal area • Preserved existing trees on site THINGS NOT SAVED Sewer and water pipes Electrical wiring

  14. Green Building Products • Structural Insulated Panels - SIPS • Solar Tubes 10” and 14” • Icynene closed cell foam insulation • Low voltage lighting • Windows in west for lighting • Glass doors for lighting flow • Colored glass block for lighting flow • Light sensor with timer in bathroom • Low flow toilet • 5 gallon water heater • Programmable thermostat (9 am to 5 pm) Guess which product probably saves the most money?

  15. Operating Costs • The proof is in the $aving$ • ELECTRIC - • Average $137 month • High $174 (July) • Low $87 October • WATER - SEWER and TRASH - combined • Average $57 month • High $57 • Low $57

  16. Electricity Usage Electricity Usage peaks in the summer at 1,000 + Kilo Watt Hours. Lowest months are in the spring and fall with no heating and cooling costs and average about 550 KWHs. Building lights itself most days from 8 am to 5 pm March through September. Remaining KWHs are used by 6 computers, 2 shredders, 1 fax machine, mini fridge and the coffee pot.

  17. Water Usage INTERIOR - Total usage is for the toilet, hand washing and coffee pot. EXTERIOR - Property is Xeriscaped so there is zero exterior water usage. Code did not allow for this in 2004 but is now being promoted on state level. Oh, but you want the numbers Average - 400 gallons month High - 500 gallons month Low - 300 gallons month

  18. ANALYSISReuse Brownfield or bulldoze virgin and build new? • MUST BE WILLING TO PUSH THROUGH • Time is longer - permitting & due diligence • City Government - No support - existing code did not allow for Xeriscaping (does today) • Development Costs - Higher - must price into the purchase and then some. Must conduct longer and more extensive due diligence such as phase I environmental, outstanding legal issues • Be sensible - Use techniques and products with the biggest savings and you’ll be happy. Some items have no payback.

  19. ANALYSIS Green Building • Construction - Add demolition to cost - be prepared for environmental issues • Trades - Research or have green consultant like Darryl Duffe on board early. Most contractors do not know new or green products. Architects are getting on board but not all. • DESPITE HIGHER COSTS AND LONGER LEAD TIME I AM PROUD THAT WE DID THE RIGHT THING AND DIDN’T LEAVE 8TH STREET WITH AN EYESORE.

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