Brownfield Regional Redevelopment Task Force

August 19 Committee Meeting/Forum

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In attendance:

 

David Fuqua                       Barge Waggoner Sumner & Cannon, Inc.

Terry Macaluso                  Barge Waggoner Sumner & Cannon, Inc.

Robert Lipscomb                Barge Waggoner Sumner & Cannon, Inc.

Andrew Murr                     Barge Waggoner Sumner & Cannon, Inc.

Jerry Cross                         JCEIDA

Karen Ameen                     Jefferson County L and Development

Jerry Cross                         JCEIDA

Bob Strickl and                    Alagasco

Billy Hewitt                         City of Tarrant

Elizabeth Salter                    RPCGB, GIS

Paul Kennedy                      USDA-NRCS/CAWACO

Chris Reaves                      UAB, Center for Urban Affairs

Keith Strother                     City of Birmingham

Frank Humber                    Jefferson County

Deborah McGill                  JCEIDA

Kellie Johnston                    Cawaco RC&D

Kate Maynard                     RCPGB

Douglas Bullock                 Ballet and Assoc, Inc.

Joey Hester                        RPCGB

Hilary Aten                         Cawaco RC&D

Paul McCaleb                     Jefferson County Commission

Dixie Beatty                        ADEM

Edwin Johnston                  ADEM

Bob Wilkerson                   RPCGB

Jennifer Fairley                    RPCGB

   

Opening Remarks and Report on Action Items: Bob Wilkerson

   

Report: Smart Growth/ Brownfield Grant

Proposal outline was provided for the EPA grant submission due on the 24th. Partnerships with ongoing/upcoming initiatives established. The proposed workshops will be conducted with Task Force and members of design community and students with Auburn School of Architecture.  Visuals will be a final product to be used as marketing tool. This work will produce a model with a reproducible manual written on how to set up and carry out these workshops.  EPA has communicated that they are support ive of this partnership and work plan. Cawaco is working with the L and Trust setting up the 6 public meetings.  We will be involved with these and will send out notices to all task force members.

   

Presentation and Forum Discussion:

Barge Waggoner Sumner & Cannon Inc. Brownfield Property Management -

Robert Lipscomb

Presentation involved an overview of the issues involved with any l and development.  Must consider Value = Asset – Liability.  That perceived Value = Perceived asset – perceived liability – (perceived costs) (perceived time).  The bottom line is no deal, no development. Brownfield deals only happen when the value perceived by the seller, buyer and lender are equal.  Uncertainty blurs our perceptions. Information reduces uncertainty. He recommends knowing your limitations as a “quasi” governmental entity.  Let the development market know you are here to help them.  For every 100 properties, only 3 make a cut for development.  Increase hit rate – saves money – makes more brownfield re-developments. Liability is an issue – how to take uncertainty out?  Phase I assessment starts the process, leading to Phase II which leads to more underst and ing.  Municipalities can lessen this uncertainty by acting as a shield.   Cost and time are obstacles to development. Financial obstacles can be eased by governmental grant funding. Absorb assessment costs through grant funding.

Suggests that this group can be successful by carefully selecting our first project to build our credibility.  Assemble a good, multi-discipline team including attorneys, engineers, and developers, federal, state and local government, lobbyists and stakeholders.

He describes the process in Nashville that proved successful. They developed priority planning areas and overlaid tax increment financing and the redevelopment districts.  Our final map shows impacted neighborhoods, pilot area, proposed greenway, we looked at what else was going on, and the blue stars are what we presented to EPA to request funds. 

Overall, there must be planning and information gathering in order to reduce the uncertainty.  It is the same with any economic development, brownfields have risks that are different, but the same procedures of development apply.  Have the information so that when the opportunity comes, you are ready.

 

 

Question and Answers:

Is there fragmentation of governmental bodies in Nashville ?

No, 40 years ago Nashville went to metropolitan govt. to avoid a myriad of problems. Suggests we target one municipality, get the mayor on board and it will be easier to marshal the resources.

Sites zoned for intended use? 

Most of these problems are bigger in perception than in reality.  Expense is in pumping treated groundwater.  Risk based now.  If no one is drinking the groundwater, no risk of with its contamination.  There are worries with soil contamination.

Municipality takes property to reduce liability?  Does municipality have less liability?  NO.  There is no lack of redevelopers; it is lack of sellers who are mothballing them because they see that as cheaper and safer.  Municipalities have the expertise to do right along with the ability to negotiate with state and fed to get appropriate level of clean up.  

What are the cities attorneys going to think? 

Hesitant as well.

Definition of a brownfield?

All states vary – Alabama ’s is very broad.

 

 

Comments:

ADEM comments that a municipality will be responsible for all cleanups. Municipalities are expected to do the right thing – and they have level of sophistication to do so.

Bham property is being mothballed. South will take a long time to get policing power.  Chicago / Minneapolis – use authority to ferret our and use policing power to initiate actions, eliminating mothballing.

A great resource to explore is the National Association of Governmental Professionals.  The can be a conduit between local government the EPA.

 

Closing Remarks:

Bob Wilkerson thanks Barge Waggoner Sumner and Cannon, Inc. They invite us to tour Nashville and meet with the brownfield manager.  

 

Center for Regional Planning and Design.

 

Adjourn