Dr. Barrett L. Kays

Dr. Barrett L. KaysLandis, Inc.www.barrettkays.com

Dr. Barrett L. KaysLandis, Inc.www.barrettkays.com

Strategies for Improving the Strategies for Improving the Clean-up and Maintenance of Clean-up and Maintenance of

Greyfield SitesGreyfield Sites

by Dr. Barrett L. Kaysby Dr. Barrett L. Kays

Greyfields 2002Greyfields 2002Community Renewal and Redevelopment Through Adaptive Community Renewal and Redevelopment Through Adaptive

Reuse Conference, West Palm Beach, FloridaReuse Conference, West Palm Beach, Florida

Strategies for Improving the Strategies for Improving the Clean-up and Maintenance of Clean-up and Maintenance of

Greyfield SitesGreyfield Sites

• Is it a Brownfield, Greyfield or Greenfield?Is it a Brownfield, Greyfield or Greenfield? – Don’t pull the trigger until you are sure.Don’t pull the trigger until you are sure.

• What are the major environmental issues?What are the major environmental issues?• What are the major regulatory hurdles?What are the major regulatory hurdles?• What strategies will led to a successful project? What strategies will led to a successful project? • How do we assure environmental compliance?How do we assure environmental compliance?

Is it a Brownfield, Greyfield or Is it a Brownfield, Greyfield or Greenfield?Greenfield?

• Brownfields – may have:Brownfields – may have:– Action levels of hazardous wastes in soil and Action levels of hazardous wastes in soil and

groundwater, andgroundwater, and– Action levels of petroleum wastes in soil and Action levels of petroleum wastes in soil and

groundwater groundwater (depends upon state’s brownfield law),(depends upon state’s brownfield law), or or– No wastes, but have a stigma or perception No wastes, but have a stigma or perception (depends (depends

upon state’s brownfield law).upon state’s brownfield law).

Confidential Industry – Proposed Confidential Industry – Proposed Brownfield RedevelopmentBrownfield Redevelopment

Confidential Industry – Confidential Industry – Proposed Brownfield Proposed Brownfield RedevelopmentRedevelopment

Is it a Brownfield, Greyfield or Is it a Brownfield, Greyfield or Greenfield?Greenfield?

• Greenfields – may have:Greenfields – may have:– Corps regulated jurisdictional waters and wetlands,Corps regulated jurisdictional waters and wetlands,– FWS regulated endangered, threatened and FWS regulated endangered, threatened and

protected species and habitats, protected species and habitats, – FEMA regulated floodplains, andFEMA regulated floodplains, and– EPA regulated water quality restrictions.EPA regulated water quality restrictions.

West Creek Business Park, Richmond, West Creek Business Park, Richmond, VA – Greenfield DevelopmentVA – Greenfield Development

West Creek Business West Creek Business Park, Richmond, VA – Park, Richmond, VA – Greenfield DevelopmentGreenfield Development

Is it a Brownfield, Greyfield or Is it a Brownfield, Greyfield or Greenfield?Greenfield?

• Greyfields – may have some:Greyfields – may have some:– Corps regulated jurisdictional water and wetlands,Corps regulated jurisdictional water and wetlands,– FWS regulated endangered, threatened and FWS regulated endangered, threatened and

protected species and habitats, protected species and habitats, – FEMA regulated floodplains,FEMA regulated floodplains,– EPA regulated water quality restrictions, EPA regulated water quality restrictions, – But, a lesser amount than Greenfields.But, a lesser amount than Greenfields.

University Place Plaza, Charlotte, NC – University Place Plaza, Charlotte, NC – Greyfield RedevelopmentGreyfield Redevelopment

University Place University Place Plaza, Charlotte, NC – Plaza, Charlotte, NC – Greyfield Greyfield RedevelopmentRedevelopment

Is it a Brownfield, Greyfield or Is it a Brownfield, Greyfield or Greenfield?Greenfield?

• Greyfields – also may have some:Greyfields – also may have some:– Limited areas with action levels of hazardous Limited areas with action levels of hazardous

wastes in soil and groundwater wastes in soil and groundwater (depends upon state’s (depends upon state’s

brownfield law)brownfield law), , – Action levels of petroleum and dry cleaning solvent Action levels of petroleum and dry cleaning solvent

wastes in soil and groundwater wastes in soil and groundwater (depends upon state’s (depends upon state’s

brownfield law)brownfield law), , – But, a lesser amount than Brownfields, orBut, a lesser amount than Brownfields, or– No wastes, but have a stigma or perception No wastes, but have a stigma or perception (depends (depends

upon state’s brownfield law)upon state’s brownfield law).

Great Lawn, Central Park, New York, NY – Great Lawn, Central Park, New York, NY – Greyfield RedevelopmentGreyfield Redevelopment

Great Lawn, Central Park, New York, Great Lawn, Central Park, New York, NY – Greyfield RedevelopmentNY – Greyfield Redevelopment

Belvedere Lake, Central Park, New York, Belvedere Lake, Central Park, New York, NY – Greyfield RedevelopmentNY – Greyfield Redevelopment

Belvedere Lake, Central Park, New Belvedere Lake, Central Park, New York, NY – Greyfield RedevelopmentYork, NY – Greyfield Redevelopment

Therefore, Greyfields are:Therefore, Greyfields are:

• Sites with Sites with limited contaminationlimited contamination – hazardous wastes, petroleum, and dry cleaning hazardous wastes, petroleum, and dry cleaning

solvents solvents (depends upon state’s brownfield law),(depends upon state’s brownfield law),

• Sites with Sites with environmental restrictionsenvironmental restrictions– floodplains, wetlands, eroding stream channels, floodplains, wetlands, eroding stream channels,

stormwater, etc., andstormwater, etc., and

• Sites that have a Sites that have a stigma or perceptionstigma or perception of of environmental and, or economic difficulties.environmental and, or economic difficulties.

Don’t Pull the Trigger Don’t Pull the Trigger Until You’re SureUntil You’re Sure

• Conduct a complete and thorough Conduct a complete and thorough ““environmental site assessmentenvironmental site assessment””– Determine all contingent environmental liabilities,Determine all contingent environmental liabilities,– Determine corrective actions and costs, andDetermine corrective actions and costs, and– Determine alternative strategies – Determine alternative strategies – very important.very important.

• Determine how to maximize the develop- Determine how to maximize the develop- ment potential of the site and at the same ment potential of the site and at the same time assure environmental compliance.time assure environmental compliance.

What are the major What are the major environmental issues?environmental issues?

• Factors that prevents full development of Factors that prevents full development of the site:the site:– Floodways and wetlands,Floodways and wetlands,– Inflexible local land development codes, and Inflexible local land development codes, and – Stormwater regulations that cuts into the net usable Stormwater regulations that cuts into the net usable

acreage by requiring vegetated buffers along acreage by requiring vegetated buffers along stream channels and stormwater basins with large stream channels and stormwater basins with large surface areas.surface areas.

These issues are important because they impact the These issues are important because they impact the net usable acreage, and thus redevelopment potential.net usable acreage, and thus redevelopment potential.

What are the major land use/ What are the major land use/ environmental issues?environmental issues?

• Local development regulations effect net Local development regulations effect net usable acreage or maximum floor area:usable acreage or maximum floor area:– Minimum lot area & buildings per lot requirements,Minimum lot area & buildings per lot requirements,– Setbacks and yard areas requirements, Setbacks and yard areas requirements, – Building heights and floor area ratios requirements,Building heights and floor area ratios requirements,– Off-street parking requirements, and Off-street parking requirements, and – Limitations on mixed uses.Limitations on mixed uses.

All of these requirements are intended to achieve All of these requirements are intended to achieve environmental welfare of public, but also limit the environmental welfare of public, but also limit the redevelopment potential of the property.redevelopment potential of the property.

What are the secondary What are the secondary environmental issues?environmental issues?

• Soil and groundwater contaminationSoil and groundwater contamination – Leaking underground storage tanks (LUST’s),Leaking underground storage tanks (LUST’s),– Limited pockets of hazardous waste, andLimited pockets of hazardous waste, and

• OtherOther environmental issues and environmental issues and contingenciescontingencies – That affects development construction costs, but That affects development construction costs, but

does not affect the net usable acreage or gross does not affect the net usable acreage or gross leasable square footage in buildings.leasable square footage in buildings.

Strategy MatrixStrategy Matrix

Home RunHome Run

Significant increase in baseSignificant increase in base property valueproperty value

++Limited environmental & Limited environmental & land development costsland development costs

Hit – Maybe?Hit – Maybe?

Significant increase in base Significant increase in base property valueproperty value

++Significant environmental & Significant environmental &

land development costsland development costs

Strike OutStrike Out

Limited increase in base Limited increase in base property valueproperty value

++Significant environmental &Significant environmental &

land development costsland development costs

Hit – Maybe?Hit – Maybe?

Limited increase in base Limited increase in base property valueproperty value

++Limited environmental & Limited environmental & land development costsland development costs

Wetlands Tool KitWetlands Tool Kit

• Wetland Hydric SoilsWetland Hydric Soils – Use “Field Indicators of Hydric Soils in United Use “Field Indicators of Hydric Soils in United

States” Version 4.0:States” Version 4.0:– http://www/statlab.iastate.edu/soils/hydric/fieldindintro.html– http://www.barrettkays.com/articles/website_1-02.html

• Wetland HydrologyWetland Hydrology – Use DRAINMOD computer simulation:Use DRAINMOD computer simulation:– http://www.bae.ncsu.edu/bae/research/soil_water/www/

watmngmnt/drainmod/– http://www.barrettkays.com/articles/webarticle_2-02.html

Tool KitTool Kit

• FloodplainsFloodplains

– LOMA for floodway and floodway fringe LOMA for floodway and floodway fringe • Add cross sections to narrow floodway, Add cross sections to narrow floodway, • Add adjustments for existing bridges & structures Add adjustments for existing bridges & structures

to further narrow the floodway, to further narrow the floodway, • Consider major shift in floodway using an Consider major shift in floodway using an

asymmetrical floodway,asymmetrical floodway,

– Obtain necessary environmental approvals to Obtain necessary environmental approvals to fill the floodway fringefill the floodway fringe

Tool Kit (cont.)Tool Kit (cont.)

• Stormwater Quality BasinsStormwater Quality Basins– Reduce size of facility with use of polyacrylamidesReduce size of facility with use of polyacrylamides

(PAM's) flocculants, (PAM's) flocculants, – http://www.barrettkays.com/ articles/webarticle_5-02.htm

– Further reduce size of facility using aeration in Further reduce size of facility using aeration in second cell of the basin, andsecond cell of the basin, and

– Provide shallow surface flow discharge through Provide shallow surface flow discharge through dense vegetated buffer, or dense vegetated buffer, or

– Bioretention cell with subsurface drainage into Bioretention cell with subsurface drainage into stream channel.stream channel.

Tool Kit (cont.)Tool Kit (cont.)

• Stream Channel BuffersStream Channel Buffers– If there is sufficient space, add vegetated stream If there is sufficient space, add vegetated stream

buffers on flatter slopes adjacent to the channels, orbuffers on flatter slopes adjacent to the channels, or– If space is at a premium, add ecological If space is at a premium, add ecological

bioengineering of stream banks with vegetation in bioengineering of stream banks with vegetation in lieu of vegetated stream buffer lieu of vegetated stream buffer

– Add bioengineering of eroding stream channels Add bioengineering of eroding stream channels bottoms and include ripples and pools,bottoms and include ripples and pools,

Tool Kit SummaryTool Kit Summary

• Environmental Tool KitsEnvironmental Tool Kits– Learn to solve difficult wetland problems that would Learn to solve difficult wetland problems that would

otherwise prevent redevelopment, otherwise prevent redevelopment, – Learn to solve complex floodplain problems that are Learn to solve complex floodplain problems that are

essential for a successful site redevelopment,essential for a successful site redevelopment,– Learn to solve water quality basin designs when Learn to solve water quality basin designs when

there is inadequate space on the site, andthere is inadequate space on the site, and– Learn to design and implement bioengineering of Learn to design and implement bioengineering of

stream channels and buffers in limited space. stream channels and buffers in limited space.

Public Solutions TeamPublic Solutions Team

• Action Team Driven for SuccessAction Team Driven for Success– Create a truly multidisciplinary redevelopment team Create a truly multidisciplinary redevelopment team

that will “that will “Never Ever say No to a ClientNever Ever say No to a Client”,”,– Challenge the team to master creative market Challenge the team to master creative market

driven site design & redevelopment economics,driven site design & redevelopment economics,– Make them responsible to find and partner with Make them responsible to find and partner with

private development clients, to private development clients, to solve any problemsolve any problem of of the client, and to the client, and to close the dealclose the deal, and, and

– Grant them the authority to exempt a project from Grant them the authority to exempt a project from anyany local regulatory requirement, and assist them local regulatory requirement, and assist them by seeking the same from other public agencies.by seeking the same from other public agencies.

More InformationMore Information

• www.barrettkays.com– Download a copy of this power point presentation,Download a copy of this power point presentation,– Download technical environmental articles about Download technical environmental articles about

technical resources, projects, and cases,technical resources, projects, and cases,– Use my links for technical environmental Use my links for technical environmental

information and environmental regulatory sites,information and environmental regulatory sites,– Sign up for periodic web articles to be sent you, and Sign up for periodic web articles to be sent you, and – Contact me if you have any questions. Contact me if you have any questions.