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Redevelopment of50 Tufts Street
Adaptive Reuse Strategies in Somerville
William Cone Bonnie Hobbs Ilana Liebert Jan Schultheiss Leonard Zwack
“How do you neutralize the fears of brownfields? with facts and transparency.” William Penn
“Set a very clear framework on the best, most grounded assumption you have.” Chris Reed
FlexibilityTransparency
LeadershipCollaboration
Time
“People’s perception of contamination is stronger than their understanding of science.”
Dr. Kurt Frantzen
The 50 Tufts Site
Site Timeline 1940 – Building is constructed
1950 – Laundry supply business opens
1987 – Building is sold to John Danais Co
2002 – John Danais Co files for bankruptcy
2002-3 – Prospective purchaser hires Sanborn Head & Co to conduct environmental review of the site
Contamination History 8 monitoring wells installed in 2002
Results indicated substantial levels of PCE
In soil: PCE concentrations ranged from 0.01 to 160 mg/kg
In groundwater: PCE concentrations ranged from 2 to 52 mg/L
Monitoring Well Locations and
PCE Concentrations in
Neighboring Homes
-
Health Effects of PCE PCE is widely used in the dry cleaning
industry
Probable carcinogen according to IARC and EPA
Can cause irritation, headache, dizziness, light-headedness, vomiting, nausea, unconsciousness, and kidney dysfunction
Remediation Strategy Based on conversations with an LSP,
bioremediation and phytoremediation not feasible
Pump and Treat is a more realistic option to remediate groundwater
Soil Vapor Extraction (SVE) can be used to remove the soil gases
Pump and Treat
Source: US EPA (http://www.epa.gov/swerust1/graphics/cadnapl.htm)
Air Stripping Column
Source: Envirotools (http://www.envirotools.org/factsheets/Remediation/airstripping.shtml)
Soil Vapor Extraction
Source: Remediation Technologies Screening Matrix and Reference Guide, Version 4 (http://www.frtr.gov/matrix2/section4/4-7.html)
Cost Considerations and Length of Treatment
Based on other dry cleaning sites utilizing Pump and Treat and SVE, annual remediation costs can approach $300,000
Length of treatment is very site-specific, but Sanborn has estimated that the site will still be undergoing remediation in 20 years
Environmental Conclusions Contamination is serious but can be
addressed
Long-term remediation presents a potential economic and social barrier
An opportunity to turn something that is currently a negative into a positive
Proposed Redevelopment Schemes
Multimodal Transit Hub
Benefits• Create an air rights “bridge” across rail lines to join neighborhoods and create new identity for Tufts Street• Develop infrastructure for new T Stop• Expand and reorganize mixed-uses• Include streetscape improvements, civic space and green space• Use grade relationships to advantage to connect pedestrian, bicycle, vehicular, rail
Barriers• Requires complete MBTA involvement• Represents significant expense• Design challenge to span RR and sensitively relate to abutting residential neighborhoods• Incomplete property acquisition will limit success
Greening a Brownfield
Benefits• Add much needed open space to the Somerville park inventory and this neighborhood• Create increased connectivity with Union Square and proposed Green Line T Stop• Increase ecological potential • Develop community gardens• Take advantage of potential for educational component• Provide sitting and walking areas
Barriers• Requires creative financial partnerships• Lack of faith in the realization of economic and environmental payoff• Uncertain future of remediation technologies over long-term• Mistrust between public and stakeholders
Tufts Street Arts CenterPhase I
Benefits• Mitigate groundwater contamination/ migration via pump-and-treat system• Reuse existing building after retrofitting concrete floor and ventilation system• Earn income by renting workshop space to industrially-oriented artists, tradespeople, and related vocational schools• Serve Somerville’s thriving artistic scene, including nearby Brickbottom• Establish create-work-learn community• Include public greenspace that can be used for sculpture display, demonstrations
Barriers• Assumes structural integrity of building• Requires initial investment for retrofitting, continued monitoring of indoor air quality• Stigma of contaminated building remains• Rental income will not balance expenses
Tufts Street Arts CenterPotential Funding Sources
City of Somerville (US EPA) - Brownfield Economic Development Program (BEDP) environmental testing services and remediation cost estimate cost overrun coverage based on this estimate
City of Somerville (US EPA) - Brownfield Cleanup Revolving Loan Fund (BCRLF) short-term loans to brownfield redevelopers for environmental remediation costs
MassDevelopment - Brownfields Site Assessment interest-free financing of up to $50,000 for environmental site assessment
MassDevelopment - Brownfields Remediation Loan financing of up to $500,000 for environmental clean-up as part of a redevelopment project
MA Business Development Corporation (MBDC) - MassBRAC Program Brownfields Redevelopment Access to Capital Program - high quality, low cost environmental insurance for
parties who wish to purchase, clean up, and/or develop brownfields sites MA Department of Revenue - Brownfields Tax Credit Program
tax credit for costs incurred to rehabilitate contaminated property owned or leased for business purposes and located within an economically distressed area
MA Community Development Finance Corporation (CDFC) - The Real Estate Fund flexible, short- to medium-term financing for CDFC-developed residential, commercial, and industrial real
estate projects MassDevelopment - Real Estate Loans
loans of up to $3 million for facility acquisition, renovation, construction, and permanent financing MassDevelopment - Taxable Bonds
access to capital markets for industrial and commercial real estate projects
Massachusetts educational development grants for voc-tech schools Massachusetts financial assistance for creating affordable housing
Tufts Street Arts CenterPhase II
•Remediation has time to work•Phase I provided political capital and neighborhood interest and activities•Building Typology: 4 story contextual mixed use•Live/work for artists, cafes, and retail with outdoor space•Green building technology
Barriers•2.5-6 million dollar estimated remediation•Zoning
Tufts Street Arts CenterPhase II
Set-Up "As of Right"
DEVELOPMENT COSTS
Hard Costs
Building $6,000,000
Parking $525,000
Environmental Remediation $300,000
Contingency 10% $652,500
Total Hard Costs $7,477,500
Soft Costs @ 20% of Hard Hosts $1,495,500
Amount owed in back taxes for the land $1,100,000
TOTAL DEVELOPMENT COST $10,073,000
INCOME FROM SALES
Live/Work Duplex $7,176,000
Live/Work Flats $3,825,000
Total Sales $11,001,000
Less 5% Transaction Costs -$1,100,100
Less 15% Capital Gains Tax -$216,000
NET INCOME FROM SALES $9,684,900
Total Remediation Costs -$5,700,000
Next Steps Conduct air sampling
Perform structural and code review
Create partnerships