Brownfields: Opportunities or constraints?

1. Washington State Department of Commerce After Before Brownfields: Opportunities or constraints? Kendall Yards Year 2007 Former Kendall Yards Today Bill Mandeville, AICP, DFCP Manager: Brownfields & Industrial Development

2. Modern industry Pacific Coast Building Sumner WA Total Land: 7.68 acres Zone: Heavy Industrial Total Building: 241.322 sf ( 5.5 ac) F.A.R. 0.71 Total Tenants: 3 firms Power: 2,000 amps Water/Sewer: Public / Public Natural Gas: 26 inch line Tax Value: $6.6 million Property Taxes: $89,820 (Yr 2013) Key Development Building Tacoma WA Total Land: 24.33 acres Zone: Industrial Total Building: 364,708 sf ( 8 ac) F.A.R. 0.33 Total Tenants: 8 firms Power: 6,000 amps Water/Sewer: Public / Public Natural Gas: 16 inch line Tax Value: 15 million Property Taxes: $225,139 (Yr 2013)

3. Industrial Land Types of Industrial Land • Structural Industrial: high impact industries with specific needs regarding public utilities & roads • Flexible Industrial : industrial land/facilities capable of meeting a variety of industrial uses Types of Industrial Buildings • Class A: campus-like setting, often the headquarters for a particular firm, tenants limited to like-industries, higher than average rents • Class B: wide range of uses, buildings may have multiple tenants, lower rent than Class A • Class C: wide range of uses, multiple tenants, lower than average rents, higher turnover, lots of start-up companies Source: Building Owners & Managers Association International

4. Industrial Land Entitlements Electricity • three phase power • 2,000 amps plus (typical residence requires approximately 200 amps) Natural Gas • depends on industry - increased volumes means increased pipes; • site may need to locate near a natural gas gate station Pollution • Air Pollution: landscape buffers with lots of trees, • Light Pollution: lower heights & lumens • Noise Pollution: landscape buffers, design criteria limiting metal buildings • Visual Pollution: landscape buffers & screens, parking restrictions, Roads • designated truck routes • wide streets to allow wide turning trucks • access limited to cars and trucks Water/Sewer • higher than average water volumes • waste treatment facilities sometimes required – either on-site or collectively Storm Drainage • on-site drainage decreases FAR • public drainage increases FAR Design Criteria • FAR = Floor Area Ratio: area of building / area of the parcel • Form Based Zoning

5. Industrial policies

6. Comparative advantage Spokane’s Hillyard (NEPDA) • Hillyard BDA Assessment Criteria • (DRAFT) • Enroll in the Voluntary Cleanup Program. • Extraordinary costs appear in the development’s proposed project budget due to site defects such as real or perceived environmental contamination. • Institutional controls or public infrastructure improvements in excess of the level reasonably expected to support a project in a different location. • The proposed development must result in at least one of the following: • 10 or more jobs per acre; OR - • Projects with less than 10 jobs per acre must result in a 500 percent increase in the present assessed value of the property.

7. Competitive advantage

8. Life cycle of brownfields Brownfields: A site where actual and/or perceived environmental contamination hinders the development of that site. Development Financing

9. Brownfield tools

10. Brownfields opportunity zones • Cities, Counties or Port Districts may designate an ROZ where: • 50% of properties are Brownfields • Cleanup will be integrated and consistent with local Comp plans • Incorporated within city boundaries or Urban Growth Area • Ports must also own in fee 50% of the properties and ROZ must be approved by the city or county where it is located

11. Brownfield development authority • Established by any combination city, county or port district under a Inter-local Agreement • Considered a municipal corporation governed by a board of directors • The purpose is to guide and implement cleanup and reuse of properties within an ROZ • Has the power to issue and sell general obligation and revenue bonds. • Brownfields Development will need to enter into contracts, incur debt and pay-off their debts.

12. Follow the four steps to create a planned action district: 1. Establish the Boundaries 2. Conduct an Environmental Assessment 3. Determine Mitigation or Remediation 4. Establish Development Regulations to Enable Administrative Permits Instead of Conditional Use Permits or Development Agreements Add two more steps 5. Redevelopment Plan (e.g., Master Plan) 6. Business Plan => “Job Creating Entity or Enterprise” Creating a “b.d.a.”

13. Brownfields Development Authority / (fill in the blank) • TIF – Lite Programs: • CRF: Community Revitalization Financing • LIFT: Local Infrastructure Financing Tool • LRF: Local Revitalization Financing • TBD: Transportation Benefit Districts • Local Improvement Districts (LIDs) • EB-5 Regional Center or Regional Center Partnership • Community Housing Development Organization (CHDO) • Revolving Loan Fund • Development Agreements • Land Trust and Land Banks Financing a b.d.a

14. redevelopment road map

15. Brownfields website

16. Brownfields website

17. Brownfields website

18. Want more information? Visit Commerce’s Brownfields Website www.commerce.wa.gov/Programs/Infrastructure/Brownfields-Revolving-Loan-Fund Contact: Bill Mandeville, AICP, DFCP Manager: Brownfields and Industrial Development Phone: 360-725-3051 Email: bill.mandeville@commerce.wa.gov