Redevelopment of a Brownfields site increases neighborhood economic vitality and can provide an opportunities to add public open space, changing the way a neighborhood is perceived. Successful reuse of a Brownfields site requires consensus among many interested stakeholders, and so determining the new characteristics of a neighborhood must be supported by a public planning process that engages all stakeholders.
Who should lead and be involved with this action?
Determining a preferred Reuse Plan for a priority Brownfield site requires agreements among multiple stakeholders, including elected officials, municipal Boards and Commissions, residents, owner, and if applicable, the site redeveloper. It is recommended that the Sustainable Jersey Green Team establish a working group, a task force, or a sub-committee to focus on this task; possibly the "Brownfields Reuse Committee." Committee members should be identified by their affiliations and the stakeholder that the committee member represents (municipality, property owner, LSRP, engineer, adjacent property owners, community groups, business groups, etc.). If there is a designated redeveloper for a priority Brownfield site they are an integral part of the planning process. Determining preferred site reuse(s) should take into account the needs and desires of the community, as well as market/economic realities and costs associated with both the remediation and redevelopment of a site.
Project Costs and Resource Needs
Resource needs will vary significantly depending on the process selected. At a minimum, convening a stakeholder group and holding a public meeting requires staff and volunteer time. If a professional planning firm is hired to engage the community in design charettes, development of a Brownfields element for the Master Plan, or to conduct a redevelopment study, costs will be higher depending on the contracted Scope of Work.
Why is it Important?
Brownfield Reuse is the mechanism for the community to regain benefits from property that represents an economic, social, and environmental loss to the community. Brownfield Reuse provides communities with an opportunity to:
- Eliminate eyesores
- Eliminate possible safety and/or health hazards
- Bring new investment into the community
- Bring new jobs into the community
- Increase community productivity, property values, and tax receipts
Through a Brownfield Reuse planning process the municipality will determine a reuse option(s) for a Brownfield site by soliciting input and support of the relevant stakeholders, identify financial resources required to remediate a site, and evaluate potential remediation options and compliance requirements with a specific reuse goal in mind.
What to do, and how to do it ("How to")
STEP 1: Collect additional information for Priority Sites (see 'Inventory' above)
After the Brownfield Inventory is completed additional information is needed to determine reuse options for priority sites, including attributes that are useful in marketing the site to potential redevelopers. A useful tool for developing this information is found in the New Jersey SiteMart form available at: http://www.njBrownfieldsproperties.com/ApplicationPackage.pdf (PDF).
Information required in this data gathering phase includes:
- Identify site stakeholders
Reuse project stakeholders would consist of anyone with an interest in the property, including municipal representatives, the owner, neighboring property owners, residents, community groups, etc. Identifying key stakeholders in the beginning of the reuse planning process ensures that key people are invited to participate in design charettes, outreach events, or public meetings. Stakeholders may also include representatives from the Environmental Commission, Historical Preservation Commission, Planning and/or land use Board, Chamber of Commerce. Community involvement is an important aspect in achieving a successful Brownfield reuse.
- Current site description
The best way to describe current land use is by visiting the site. If the site use is not visually apparent, information in the tax assessor's database, phone directory, reverse phone directories, or talking to neighbors are other ways to determine current usage. Ownership information can also be obtained from the tax assessor. Photographs should be taken for descriptive information and for use in marketing the site. Also record information such as estimated lot size, number of parking spaces and/or availability of public transportation, utilities, number of loading docks, number and description of buildings and their condition, and any other easily discernible information that is helpful in describing existing site conditions.
- Current zoning
Zoning information is available from the Zoning Officer or the municipal planning entity. It is useful to know how the site is currently zoned, as well as how adjacent properties are zoned are and the type of development allowed by the zone designation(s).
- Accessibility (roads, rails, etc.)
Accessibility to transportation can drive or influence site reuse decisions. A site visit is important to determine how accessible a site is to nearby transportation corridors and to see if there is public transportation nearby. Proximity to airports, highways, passenger and freight rail, and public transportation such as bus lines and light rail lines are all important when considering reuse options.
- Land Use of adjacent properties
While it is important to understand the current land use and zoning it is also important to be aware of the neighborhood where the site is located. Understanding the surrounding land uses is probably the most important factor in determining appropriate reuse options. It is helpful to take photographs and note the surrounding land uses in each of the four compass directions. If a neighboring land use is separated from the Brownfield site by a rail line or large highway it is common to categorize the land use in that direction as consisting of the rail line or highway because these serve as physical dividers between different types of land uses.
- Applicable Redevelopment or Rehabilitation Area designations
If an "Area in Need of Redevelopment" or "Area in Need of Rehabilitation" study was conducted and such an Area established that includes the Brownfield site it is important to obtain a copy of the Redevelopment or Rehabilitation Plan. These plans take precedence over current zoning, and the designation provides important tools to assist in redeveloping the site. The plan should include a preferred land use, as well as design guidelines, and will have been developed with community input. If such studies were previously conducted the reuse committee will merely need to document this and confirm that the information is current. Additional information can be found by referring to the NJ Local Redevelopment and Housing Law at: http://www.state.nj.us/dca/divisions/dlgs/programs/au_docs/40a_12a_1.pdf (PDF).
STEP 2: Hold public meeting(s) to identify potential Reuse Options
Brownfields reuse projects achieve greater success when community stakeholders first identify reuse(s) alternatives for a Brownfield property. A public meeting to identify potential reuse options and explore financing options for targeted reuse(s), including grants, loans, and/or technical assistance, will help to jumpstart redevelopment. Most Brownfield properties will be revitalized with the support of private finance. Therefore, the specific reuse(s) is often determined by market forces. For example, the municipality decides that a site should contain mixed use, but specific criteria on the type of retail or housing makeup is left to the redeveloper to determine. In considering various reuses, specific neighborhood needs as well as broader community revitalization priorities should be taken into account. Communities will succeed in Brownfields redevelopment when they consider properties as community and economic resources that happen to have a potential environmental challenge. Brownfields redevelopment initiatives should be connected to the broader community vision and revitalization priorities.
Public meetings can take various forms, depending on the level of consensus surrounding a site and prior information related to reuse options. The best approach for a community should be determined by the Brownfields Reuse Steering Committee in cooperation with the municipality and key stakeholders. These approaches could include a:
- Single public meeting where potential reuses are discussed;
- Series of design charettes that engages the public in development of reuse options and design criteria, and/or
- Presentation of a proposed reuse option that has already been well vetted and has community support at a regularly scheduled public Mayor & Council meeting.
STEP 3: Mayor & Council Resolution supporting Reuse Option
After a preferred reuse option(s) has been determined it should be memorialized by developing a Resolution for approval by the Mayor & Council. The resources section includes a sample resolution format that may be used for this purpose. Should a municipality decide to develop a Brownfield element for their Master Plan, a Resolution could take the form of accepting such an element and authorizing its incorporation into the Master Land Use Plan. An element for Brownfields Reuse should contain information about identified Brownfield sites, the community's approach to addressing such sites, and preferred reuse options for priority sites.
FUNDING OPTIONS
Because there is usually no single source of money to complete a Brownfields redevelopment project, successful communities will leverage a variety of public and private funding sources. A starting point to research funding options is the New Jersey Redevelopment Authority, where your community may be eligible to apply for funding. The State of New Jersey also provides funding that supports community redevelopment through a number of programs including the Neighborhood Revitalization Tax Credit Program (NRTC) and Small Cities Community Block Grants (CDBG). Federal funding to address Brownfields clean up and redevelopment may also be available through USEPA. See 'Resources' for web links to various funding sources.
What to submit to get credits/points
The following documentation should be submitted to verify the ReUse Planning Action Item was completed (20 points).
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Reuse Data
To receive points for Reuse Data upload SiteMart data sheets demonstrating that you have collected additional information for all prioritized Brownfield sites. The SiteMart data sheets must at a minimum include: current site description, current zoning, information on accessibility, site stakeholders, land use of adjacent properties, and redevelopment/rehabilitation area designations if applicable. -
Public meeting notes and conclusions
To receive points for Public Meeting(s) upload meeting notification documentation and minutes of public meeting(s) held to discuss various reuse options. Meeting minutes should include a synopsis of the methods used to advertise the public meeting, as well as a sign-in sheet from the meeting and any conclusions regarding the recommended targeted reuse options. -
Mayor & Council Resolution endorsing the proposed reuse(s)
To receive points for municipal support upload a copy of the certified resolution indicating prioritized Brownfield sites and recommended reuse option(s). If a Brownfields Master Plan element has been created, upload a copy of the Brownfields element and a copy of the certified resolution approving incorporation of the Brownfields Element into the community's Master Land Use Plan. Alternatively, if the municipality has completed a Redevelopment Plan, which has been passed by the Mayor & Council and added to the Master Plan, the Resolution authorizing the Plan and the Plan itself may be submitted in lieu of a Master Plan Brownfields Element.
Spotlight: What NJ towns are doing
The Township of Woodbridge has been actively involved in working to clean up and redevelop the municipality's inventory of Brownfield sites. In 2009 portions of the Township in Keasbey, NJ were designated by NJDEP as a state Brownfields Redevelopment Area (BDA). Planning, remediation, and redevelopment of the site have been ongoing for over two decades. The redevelopment area included a 185 acre site that was the location of a former chemical manufacturing facility. The property, which had been inactive since 1984, has been remediated and is now undergoing redevelopment. When the project is completed the site will provide both environmental and economic benefits to the community. These benefits include 120 acres of remediated wetlands containing passive recreation trails giving the public access to the Raritan River, and 50 acres of upland suitable for business and industrial redevelopment. The Township of Woodbridge has completed 37 Redevelopment Plans.
Resources
Funding
New Jersey Small Cities Community Block Grants (CDBG) provide funds for economic development, housing rehabilitation, community revitalization and public facilities designated to benefit people of low and moderate-income or prevent or eliminate slums and blight. To obtain grant details see: http://www.nj.gov/dca/divisions/dhcr/offices/cdbg.html
The Neighborhood Revitalization Tax Credit Program (NRTC) provides business entities a 100% tax credit for funds provided to nonprofit entities carrying out comprehensive revitalization plans. At least 60% of the funds must be used for housing and economic development; 40% can be used for supportive services and activities that promote neighborhood revitalization Too access details of this program see: http://www.state.nj.us/dca/divisions/dhcr/offices/nrtc.html
Numerous resources exist that speak to the redevelopment of Brownfield sites. See especially:
- New Jersey SiteMart: http://www.njBrownfieldsproperties.com
For information on the planning process in NJ, see The Redevelopment Handbook–A Guide to Rebuilding New Jersey's Communities (2nd edition) by Stan Slachetka and David G. Roberts published in 2011. Section 12 (p. 171-194) specifically addresses Brownfields redevelopment.
For information on developing a reuse vision for a Brownfield site see: http://cues.rutgers.edu/sustainable-jersey/pdfs/Building-Capacity.pdf (1.1m PDF)