San Diego County is in the midst of an affordable housing shortage — and more units could be lost as government-aided housing agreements expire over time. And the state of California isn’t fairing much better based on a report released by the California Housing Partnership Corporation. BRIDGE Housing, a firm formed in 1983 to address the affordable housing shortage, is doing their part to fill the gap.
One of their recent developments, COMM22, is a mixed-use, mixed income, transit-oriented development located at Commercial and 22nd streets. The development combines much-needed affordable family and senior rental housing with day care facilities, commercial and retail space, affordable townhomes that are currently under development, and future market-rate flats.
Join an esteemed panel of redevelopment and land reuse experts for a practical and interactive workshop that will provide project managers, real-estate developers and investors, the public sector, and allied professionals with the tools, techniques, and funding resources required to bring projects in on time and on-budget.
The Center for Creative Land Recycling is offering a free half-day workshop and walking tour in Vista, CA focused on fostering economic development and creating vibrant communities through land reuse. The workshop focuses on economic development through infill and reuse of underutilized and potentially environmentally challenged properties, such as brownfields, to create stronger economies. Come and learn how to jump-start your community’s redevelopment programs.
Then, end your day with an urban brew-newal tour of brownfields that were redeveloped as affordable housing and breweries.
May 23, 2017, 1:00 pm – 4:00 pm
Vista Public Library
700 Eucalyptus Ave.
Vista, CA 92084
To register: Click Here
Historic fill is common on properties that were once rural and have become prime redevelopment sites as communities expanded. The fill may include contaminated materials like foundry sand, ash, demo and construction debris, and even municipal waste. In the past, these materials were used to fill wetlands or change the grade of the property before initial development. Today regulations have evolved, and state agencies require property owners to manage these materials appropriately during redevelopment. Also, particular types of historic fill are often not robust enough to structurally support your new building.
There are many different kinds of fill materials – each with different physical properties and different potential contaminants. Knowing what is on your property before you start designing the site layout, and certainly, before you start digging, will help you plan your project to save time and money, and to receive state agency approval.
Before You Buy
The more you know about the property and the earlier you know it, the better prepared you will be to make decisions about how best to protect yourself from potential environmental liabilities and prepare for the environmental and geotechnical issues that historic fill can cause. Since every property is unique, the first thing you need to do is gain a thorough understanding of the property’s history and past use. Invest in a comprehensive Phase 1 Environmental Site Assessment (ESA). Consider it a starting point for clues about the possible types and amounts of historic fill which may be present on the property.
If the results of the Phase 1 ESA warrant it, conduct a Phase 2 ESA and geotechnical study to collect soil, fill, groundwater, and soil vapor samples. The Phase 2 ESA and geotechnical studies will help you understand if fill and contaminants are present and the best options for addressing them during the development planning stage.
Historic fill on a property is no longer the impediment to development that it once was. Take these steps to get ahead of potentially contaminated historic fill, and keep your project on time and budget.
By testing early, performing a proper geotechnical evaluation, and incorporating design adaptations where needed, you can successfully develop projects with historic fill within your schedule and without breaking your budget.
SCS professionals are available to answer questions or concerns you may have pertaining to commercial, residential, or private development on brownfields – we provide remediation, brownfields, and Environmental Due Diligence services nationwide. Contact or one of our experts.
About the author: Ray Tierney
Ray Tierney, PG, is a Vice President of SCS Engineers and one of our National Experts on Sustainability. He has 30 years of experience in environmental and sustainability engineering and has helped a wide range of organizations control and reduce their legacy environmental impacts and liabilities, lower their costs, obtain grants and permits to expand, and implement cost-saving practices. Ray serves the Midwest region and projects throughout the U.S.
JohnTabella, PG, LEED AP®, is SCS Engineers National Expert for Environmental Due Diligence and for Federal Services. In this capacity, he oversees all aspects of environmental services opportunities and projects primarily throughout the eastern seaboard and supports on opportunities and projects throughout the U.S.
Floyd Cotter specializes in solid waste management projects. His project work involves all areas of solid waste management including planning, permitting, transportation, landfill design, construction, and monitoring. Floyd is also experienced in general civil engineering, construction oversight, environmental site assessments, closure and post-closure plans, and permit and contract document preparation. Floyd is located in the Central region.
Randy Bauer has nearly 3 decades of experience conducting environmental site assessments, subsurface investigations, groundwater monitoring programs, soil and groundwater remediation, and geotechnical investigations at industrial hazardous waste and solid waste facilities. Randy is available to answer questions on the western seaboard.
SCS’s environmental services supporting COMM22, a mixed-use, mixed-income redevelopment project in San Diego will be recognized at Environmental Industry Summit XV
When the Environmental Business Journal (EBJ) presents its 19th annual Business Achievement awards this March, SCS Engineers will receive an award of Project Merit: Redevelopment, for its investigation and design program for COMM22, a multi-family residential development by BRIDGE Housing.
COMM22 is a mixed-use, mixed-income, transit-oriented development built on a former bus maintenance facility. SCS addressed several issues including underground storage tanks and the testing of fill soils. The firm’s pre-construction characterization and three-dimensional data analysis resulted in time and budget savings.
“Our remediation effort on this property ensured that human health and the environment were protected as cost-effectively as possible,” said Dan Johnson, vice president of SCS. “Affordable housing is important to San Diego communities and we applaud the work of BRIDGE Housing and the collaboration it takes to create urban projects like this.”
BRIDGE Housing Corporation, a leading nonprofit developer of affordable housing, creates and manages a range of high-quality, affordable homes for working families and seniors. Since it was founded in 1983, BRIDGE has participated in the development of over 16,000 homes in California and the Pacific Northwest.
More award-winning redevelopment projects of interest:
Petco Park and East Redevelopment – San Diego
Emerald Ridge Homes – East Alton
NFL Stadium Site – Los Angeles
Commercial Real Estate Transactions blog
East Alton Defense Area Rehabilitation Project Receives Illinois Governor’s Affordable Housing Champion Award. SCS Engineers provides environmental services that help move redevelopment project forward. – Congratulations RISE!
Mark Stroker, Director of Real Estate Development, RISE St. Louis, informed the SCS Engineers team about the honor, saying he felt “a great deal of pride and appreciation that Emerald Ridge was selected by IHDA [Illinois Housing Development Authority] as the Champion’s Award winner for excellence in affordable housing development for 2016.”
Mr. Stroker went on to tell the SCS team that, “It is an extraordinary honor and represents a long and collaborative effort… This was a tough project and wouldn’t have been possible without all of your help.” He attended the Illinois Governor’s Conference in late March 2016, where he accepted the award and discussed the project with conference attendees.
In his notification to Mr. Stroker about the award, Benjamin Fenton, IHDA’s Housing Coordination Services Manager, explained that three nominees are chosen for this award every year for distinguished developments, initiatives, or programs in affordable housing. The nominees stand out for their commitment to serving the Annual Comprehensive Housing Plan focus areas and one or more of the State’s Priority Populations, and for having positive impacts on the community in which they are located.
Before it was redeveloped, The Emerald Ridge Development was known as the “Defense Area,” and it consisted of 18 one- and two-story multi-family buildings containing approximately 80 apartments. The Defense Area was built by the Federal government as temporary housing in the early 1940’s to accommodate workers at the nearby Olin ammunition plant during the war effort. After the war, these barracks-style buildings were not dismantled as originally planned but were sold off to private owners. Over the years, they were re-sold multiple times, and the condition of most of the buildings became more and more deteriorated, in addition to being constructed with asbestos-containing materials and lead-based paints.
Residents were temporarily relocated, and the old buildings were demolished and replaced with 46 newly constructed, high-efficiency single-family homes. The residents who lived in the area when the redevelopment project commenced were given the opportunity to rent homes in the new development, and some accepted. The rechristened Emerald Ridge Development is located in the Village of East Alton, Illinois, and the new single-family homes are affordable to families earning 60% of the Area Median Income, which includes nearly two-thirds of the residents of East Alton.
Services that SCS Engineers provided at the site included lead and asbestos abatement sampling and specifications, asbestos abatement management, subsurface investigation for a Phase II ESA, NESHAP demolition inspections, and two Phase I ESAs to assess the property for potential environmental impairments, to satisfy IHDA requirements, and to satisfy the CERCLA requirements to qualify for landowner liability protection.
Stephanie Hill, SCS Project Director, said: “I am honored to be part of the RISE team that brought so much value to the community.” Ms. Hill offered special thanks to Randy Homburg, SCS Geologist and Project Manager, for his work on this redevelopment project, and to the other SCS team members who performed the environmental site assessments.
If you are buying or selling a property with a history of soil or groundwater contamination in Wisconsin, the state’s Department of Natural Resources requires vapor intrusion pathway screening. The screening is also necessary when buying or selling a property adjacent to a property with soil or groundwater contamination. Is this analysis necessary?
The screening is essential; vapors from contaminated soil or groundwater may transfer to indoor air, causing health risks. The vapors may or may not have an odor. Screen testing and analysis will determine their existence and the level of concentration. Most commonly levels are low, and no additional action is necessary. If beyond the threshold determined safe by your state, some mitigation may be required before purchase.
It is not a simple matter to apply an individual state’s current regulatory guidance to determine the need for vapor intrusion mitigation. The actual intrusion, or expected intrusion in the case of new buildings, is often overstated, and some regulatory agencies use screening values for indoor air chemical concentrations that are at or below levels commonly found in buildings. The slightest error in sampling technique can dramatically affect the resulting data.
SCS offers the full array of vapor intrusion services for residential, commercial, and industrial properties, and for developers, municipalities, lenders, attorneys, industrial facilities, tenants, landlords, and buyers and sellers of real property.
Contact SCS at 1-800-767-4727 or email us at .
Question about this blog, please email one of the authors Robert Langdon and Thomas Karwoski.
SCS has offices nationwide to serve our customers. To learn more about vapor mitigation, please visit the SCS website here: https://www.scsengineers.com/services/hazardous-waste-and-superfund/vapor-intrusion-mitigation-systems.
Meet Chuck Pryatel, the newly appointed Industrial Environmental Association (IEA) Secretary.
Chuck Pryatel is a Senior Project Advisor for SCS Engineers with over 30 years of experience in environmental regulatory compliance. He manages projects that include hazardous materials and waste compliance audits, preparation of spill prevention control and countermeasure plans, hazardous waste tank system assessments and certifications, and assists as a regulatory liaison resolving complex environmental issues. His experience includes completing environmental site assessments, subsurface investigations, preliminary endangerment assessments, health risk assessments, and environmental mitigation and clean-ups.
Prior to his private sector work Chuck served in positions of leadership at the County of San Diego Department of Environmental Health including Chief of the Hazardous Materials Division and Chief of the Site Assessment and Mitigation Division.
Chuck has a Masters of Business Administration from San Diego State University and a Bachelors of Arts in Biology from the University of California San Diego. He is a Registered Environmental Health Specialist in the State of California.
Congratulations Chuck!
The Industrial Environmental Association was formed in 1983 to promote responsible, cost-effective environmental laws and regulations, facilitate environmental compliance among member companies and provide related education activities for the community at large. The IEA’s evolution, however, has included an expanding role as the “voice” for manufacturing and associated companies in San Diego and Southern California, not only on legislative matters but on a variety of environmental issues that affect the quality of life of businesses in the region.
The Industrial Environmental Association actively insists on strong environmental compliance efforts among member companies as a matter of written policy. The IEA organizes a number of educational opportunities for member companies and the greater community including information exchanges, technical workshops, written papers, committees, and an annual conference.
IEA activism aims to prove with deeds as well as words that industrial companies care about the community, both environmentally and economically. IEA believes that industry must be involved in the process of environmental policy-making, and urges reliance on scientific, analytical data to evaluate regulations. The IEA willingly works closely with city and county government officials in an effort to realize environmental and community health protection.
SCS Engineers’ Vice Presidents Tom Rappolt and Dan Johnson have collectively been named the 2015 IEA Associate of the Year by the Industrial Environmental Association (IEA) of San Diego. An award will be presented at the 31st Environmental Awards Luncheon on October 29, 2015, at the San Diego Convention Center.
IEA promotes responsible, cost-effective environmental laws and regulations, facilitates environmental compliance among member companies and provides educational activities for the San Diego community and Southern California.
“This award recognizes SCS Engineers’ many years of support for IEA and our mission,” said Meridith Marquis, President of IEA. “Several SCS staff members have provided critical technical expertise, helped IEA members and staff in evaluating the impacts of regulatory and legislative proposals, and actively participated in several IEA committees and conferences.”
Learn more about SCS Services by clicking here.
INDUSTRY, CA — SCS Engineers, working with CNC Engineering, is providing engineering, permitting and construction services for landfill-related improvements for the City of Industry Business Center East Project (IBC-East).
The 245-acre IBC-East site is being prepared for the construction of a new commercial-industrial development. Site preparation includes moving 9,000,000 cubic yards of earthfill to create suitable building sites, roadway, utility and other civil improvements. An 11-acre portion of the development site was used as a solid waste landfill until the late 1960s.
SCS Engineers evaluated potential landfill-related areas of concern, identified regulatory challenges, and performed a comprehensive site characterization study for the project. SCS also prepared design plans and specifications for landfill mitigation measures, and is currently providing construction support services including responses to contractor requests, engineering during construction, construction quality assurance observation and testing services.
“SCS Engineers has a history of providing excellent construction support services to the City of Industry,” said John Ballas, Engineer for the City of Industry. “Their demonstrated ability to support landfill-related improvements makes them the ideal choice for this project.”
For more information visit Brownfields and Remediation
and Construction Services, or Landfill Redevelopment
Corporate Headquarters
3900 Kilroy Airport Way Suite 300
Long Beach, CA 90806
Telephone
1 (800) 767-4727
1 (562) 427-0805 | FAX
Contact Us
