Docstoc

15

Document Sample
15 Powered By Docstoc
					Principal Contact Name: John H. Classe, Jr.

Company:                     Baldwin Park Development Company

Address:                     4776 New Broad Street, Suite 110

City, State, Zip:            Orlando, Florida 32814

Country:                     United States

Phone:                       (407) 206-7232

Fax:                         (407) 206-7209

E-mail address:              JClasse@baldwinparkfl.com

Additional Project Participants who should be recognized (include addresses):

City of Orlando:

    Bruce Hossfield, City of Orlando Economic Development Department, 400 S. Orange Ave. – 6th floor,
    Orlando, FL 32801

Orlando Partnering Team:

    Barbara Nwokike, Naval Facilities Engineering Command Southeast, 2155 Eagle Drive, North
    Charleston, SC 29406

    David P. Grabka, Florida Department of Environmental Protection, Twin Towers Office Building, 2600
    Blair Stone Road, Tallahassee FL 32399

    Gregory Fraley, U.S. Environmental Protection Agency, Region 4, Atlanta Federal Center, 61 Forsyth
    Street, Atlanta, GA 30303

    Steve Tsangaris, CH2M Hill, 4350 West Cypress Street, Suite 600, Tampa FL 33607
    Sam Naik, CH2M Hill, 115 Perimeter Center Place, N.E. Suite 700, Atlanta GA 30346

    Steve McCoy, Tetra Tech NUS, Inc., 800 Oak Ridge Turnpike, Suite A600, Oak Ridge TN 37830
    Teresa Grayson, Tetra Tech NUS, Inc., 800 Oak Ridge Turnpike, Suite A600, Oak Ridge TN 37830

Baldwin Park Redevelopment                    1 of 17
Confirmation Notice
I confirm that the information regarding Baldwin Park Redevelopment located in Orlando,
Florida contained in this application is accurate and complete to the best of my knowledge.

Principal Contact Name: John H. Classe, Jr.

Signature: _________________________

Date: June 29, 2006




Baldwin Park Redevelopment               2 of 17
1. Was the project conducted pursuant to a governmental voluntary remediation program?
     Yes        No        If yes, provide the legal citation for such program.


2. Did the property owners receive a covenant-not-to-sue or liability release from
   environmental regulators?
      Yes       No

    Because the former Naval Training Center (NTC) Orlando is a former Department of Defense
    (DoD) property, the property recipient (i.e., the City of Orlando) and subsequent owners (e.g.,
    Baldwin Park Development Company) are afforded protection from liability by a Comprehensive
    Environmental Response, Compensation and Liability Act (CERCLA) §120(h) covenant for
    environmental contamination caused by DoD. The federal government is responsible for cleaning
    up any contamination that can be attributed to DoD activities discovered after the property is
    transferred. An additional protection afforded to NTC and other former DoD properties closed
    under a Base Realignment and Closure (BRAC) act is the indemnification provided by the National
    Defense Authorization Act for FY93. DoD indemnifies transferees of base closure property from
    legal action for releases or threatened releases of hazardous substances resulting from DoD
    activities.

    If yes, does it apply to others     Yes             No     Who?

3. Did remediation occur under a consent order or other legal mandate?
       Yes        No
   If yes, please provide one copy of the consent order and other relevant legal documents.

4. Was a final report submitted to federal, regional, territorial or state environmental
   regulators declaring that the remediation was completed according to an approved plan?
      Yes        No        If yes, please provide a copy of the executive summary or section
   that summarizes the overall plan and actions.

    There was not a final report submitted for the entire Main Base. Instead, reports have been
    submitted for individual contamination areas on a site-by-site basis. The State has approved the
    requests for No Further Action and issued approval letters to the Navy for the Main Base Golf
    Course and Study Areas 3, 27, 29, 33, 35, 37, 40 and 42. At Operable Units 1 and 3 and Study
    Areas 36 and 39, active remedial actions for soils have been completed but long-term monitoring
    of groundwater is underway to verify that the contamination is not a threat to human health and the
    environment and that concentrations continue to decrease. Recently a new area of groundwater
    contamination (Study Area 36NW) was discovered and is currently being evaluated. The
    groundwater does not pose an environmental threat and has not affected the development of
    Baldwin Park. Remedial action summaries for these sites are provided as an attachment to this
    application form.

Baldwin Park Redevelopment                    3 of 17
5. Was the site ever on a federal, regional, territorial or environmental priority list?
       Yes        No
   If yes, please provide the name of the priority list and EPA ID number (if applicable).

    Although the NTC Orlando was not declared an official Superfund site, the NTC was listed on the
    U.S. EPA Superfund Program Database with EPA ID No. FL6170023711, Site ID No. 0405994.
    The State of Florida has not assigned an ID number to the NTC.

6. Did the project receive any loans, grants or financial assistance from any public or private
   organizations?
       Yes        No
   If yes, please list those sources.

    Wachovia, SunTrust, Capital Improvement Revenue Bonds (Urban Orlando Community
    Development District) and the City of Orlando.


7. To the best of your knowledge, has any enforcement action or order been taken against
   any of the nominees or nominees’ organizations at any time in the past three (3) years?
       Yes        No
   If yes, please provide an explanation of the circumstances of the action.


8. State the number of years that the site was idle or abandoned, and briefly explain the
   reason(s) for abandonment.

    In July 1993, the BRAC Commission recommended closure of NTC Orlando. The multi-phase
    closure of the training center began in 1995 and was completed in April 1999. Redevelopment
    activities associated with Baldwin Park began in 2000 and the first homes were constructed in
    2002.


9. State the length of time (months, years) it took to remediate and redevelop the site. Please
   itemize the time (months, years) by major phases.

    Since the inception of the Orlando Parterning Team (OPT) immediately following announcement
    of the impending base closure, significant environmental investigation and cleanup has been
    accomplished and is still ongoing, as illustrated by the timeline schedule below. The Navy
    completed a comprehensive Environmental Baseline Survey (EBS) in 1994. The EBS consisted of
    a complete review of historical records and a "fence-to-fence" inspection of the property similar to
    a Phase 1 Environmental Site Assessment performed for commercial real estate transactions. The
    majority of the site screening (sampling) investigations took place between 1995 and 1999, with
    most asbestos, lead-based paint and tank removals accomplished during that period as well.

    Site remediation efforts began in earnest in 1998. Four active remediation sites have groundwater
    contamination and are presently in monitoring only status. Monitoring is performed by sampling
    and analyzing the groundwater from wells installed in the surficial aquifer, then analyzing the

Baldwin Park Redevelopment                   4 of 17
    samples and evaluating the results for trends in the contaminant concentrations. The monitoring at
    these sites is expected to be completed in 2008. Monitoring at a fifth site, Operable Unit 3,
    which has arsenic contamination in groundwater, is projected to be completed in approximately
    eight years (2014).

    Redevelopment began in the middle of the Navy's investigation and cleanup activities. Baldwin
    Park Development Company was responsible for remediation of the golf course and demolition of
    over 250 buildings and structures on the Main Base, which began in early 2000 and was completed
    in mid-2001. A total of 18 months and 400,000 man hours were spent on demolition activities.
    The golf course took a year to remediate due to the widespread presence of arsenic in soil.
    Concentrations were highest around tee boxes and greens, necessitating removal; while
    concentrations were low enough in other areas that soil mixing could reduce them to levels below
    the Florida Soil Cleanup Target Level. In August 2001, the City issued the Baldwin Park
    Development Company a greenfield certificate which signified completion of demolition.


                             CLEANUP AND REDEVELOPMENT TIMELINE




Baldwin Park Redevelopment                   5 of 17
10. State the total project cost, including all environmental due diligence, remediation,
    infrastructure costs, and other expenses. (Please itemize all environmental remediation
    costs separately from other costs.)

    Since 1992, the Navy has spent over $21 million on the environmental investigation and cleanup of
    the former NTC Main Base, including about $5 million for investigation and $16 million for
    remediation (which includes the cost of asbestos and lead-based paint removal). Baldwin Park
    Development Company's total project costs exceed $100 million, and include demolition and
    developer environmental remediation, new infrastructure improvements (roadways, stormwater
    management, potable water, wastewater, reclaimed water and electrical systems, roadway lighting,
    signage, three community centers, street trees, landscaped buffers and park improvements), design,
    and permitting.


11. State the total acres of the site and the size of the area subject to remediation.

    Baldwin Park occupies 990 acres of the 1,095 acres that comprised the Main Base of NTC
    Orlando. The area requiring remediation totaled 276 acres, but this does not include the 27
    underground storage tank (UST) locations that required remediation. All 107 USTs and 125
    aboveground tanks (ASTs) at Main Base were removed from the Baldwin Park site.


12. State the number of employees formerly employed at the site prior to the abandonment.
    Concisely state the primary job classifications at the former enterprise (e.g., mechanics,
    steelworkers, clerical, etc.)

    According to the DoD Office of Economic Adjustment, the NTC and Naval Hospital employed
    1,105 civilians prior to BRAC in 1993. Most of those positions would have been located at the
    Main Base, while an estimated 100 employees would have been located at the three other NTC
    facilities. The Naval Hospital was transferred to the Veterans Administration for use as an
    outpatient clinic and is not part of Baldwin Park. The Naval Hospital employed approximately 200
    medical and administrative staff, thus it is estimated that 800 civilians were employed on the
    portion of the Main Base that now composes Baldwin Park. The civilian positions included the
    following:

       Instructors
       Administrative and clerical staff
       Maintenance staff, including janitors, groundskeepers, vehicle mechanics, electricians, HVAC
        technicians
       Kitchen and cooking personnel
       Golf course superintendent, mowers, greenskeepers, and other maintenance personnel
       Cleaning staff for visitor room facilities




Baldwin Park Redevelopment                   6 of 17
13. State the number of employees currently employed at the site. Concisely state the primary
    job classifications at the present enterprise.

    There are approximately 580 employees on the site of Baldwin Park at this time. These jobs range
    from commercial/retail positions at businesses such as insurance companies, restaurants, clothing
    shops and the neighborhood grocery store to educational positions at the new middle school.
    Professional, administrative and support positions are also included such as those associated with
    engineering and accounting firms and health care offices (e.g., dentists and podiatrists). During
    the height of the redevelopment phase, approximately 20,000 jobs were created due to the
    construction needs.

    Baldwin Park expects a total of 6,000 jobs onsite (including both commercial and retail) when
    complete. There are about 2,000 construction jobs currently onsite and the annual construction
    payroll is approximately $100 million while the project is still underway.


14. What was the primary reason this site was selected for redevelopment?

    The location of the project was the primary reason for redevelopment. The former NTC's
    proximity to downtown Orlando provides an opportunity to help reduce urban sprawl. Residents of
    Baldwin Park are conveniently positioned near downtown/government offices, entertainment,
    sports and arts venues, major highways, airport, hospitals, and schools, and are also close to other
    local retail areas, including a major regional shopping mall (Fashion Square) and a popular
    entertainment and retail shopping district (Colonial Drive).


15. Provide a brief site history stating the types of former owners and site usage.

    The history of the NTC began in 1928 with construction of the original Orlando Municipal Airport,
    which was eventually taken over by the U.S. Army Air Corps. An aerial photograph dated 1939
    shows that the south Main Base was undeveloped prior to that time. In 1940, the U.S. Army Air
    Corps began construction of the Orlando Air Base which expanded in 1942 and 1943 to
    incorporate additional land that included the south Main Base property. According to Navy
    records, the north Main Base parcel was acquired by the U.S. government in 1942 and 1943 by
    Civil Action in a Declaration of Taking from various landowners. In 1947, the U.S. Air Force
    (USAF) assumed command of the facilities, which became the Orlando Air Force Base. The Air
    Photographic and Charter Service was the most active facility on the base and was responsible for
    photographic development of USAF movies and still photographs. The USAF ceased operations at
    the facility, and the property was then transferred to the Navy in 1968 when the Naval Training
    Center was commissioned. Operations at the NTC Main Base included the Recruit Training
    Command, Service School Command, Naval Administrative Command, Nuclear Power School,
    and the Naval Hospital. The Navy decommissioned the NTC in April 1999.


16. What was the greatest challenge or obstacle associated with this revitalization project?

    The Navy faced a major obstacle when significant progress in redeveloping the property was
    jeopardized by the finding that two pieces of the property were not suitable for transfer due to

Baldwin Park Redevelopment                   7 of 17
    groundwater contamination. These parcels, designated as Study Areas 36 and 39, were in critical
    locations and threatened Baldwin Park Development Company’s ability to secure the financing
    needed to complete the project. Therefore, in a letter dated October 14, 2002, the City requested
    that the Navy expedite the transfer of all remaining property, and these two parcels in particular,
    using CERCLA §120(h)(3)(C) "early transfer" authority. While a typical early transfer might take
    6 months to several years, the City needed to take ownership of the two parcels before Christmas to
    meet the developer’s needs – a very short timeframe (10 weeks) complicated by the requirement
    for a 30-day public comment period and a deadline two days before Christmas.

    The Navy quickly prepared and distributed a draft Finding of Suitability for Early Transfer
    (FOSET) to the OPT prior to the regularly scheduled team meeting held on October 28, 2002,
    where a ―hands-on‖ review of the FOSET was completed. The OPT and the City/developer worked
    continuously via fax, email, and teleconferences to produce a FOSET for public review and
    comment. This process was repeated during the public comment period to resolve issues and
    prepare the transfer deeds. The Final FOSET was sent up the Navy chain-of-command on
    December 12, 2002, and forwarded to Governor Jeb Bush who signed the approval letter on
    December 19, 2002.

    Without the concerted efforts and cooperation of the Governor’s office, FDEP, EPA, the City and
    Baldwin Park Development Company, the Navy could not possibly have moved the FOSET
    through the regulatory and public review process, then on to Naval Facilities Engineering
    Command Headquarters and the Deputy Assistant Secretary of the Navy, and finally to the
    Governor’s desk for signature in such a short period of time. Meeting such an aggressive schedule
    would not have been attempted if not for the mutual trust and teamwork the OPT has developed
    over the years. The early transfer of the two key parcels represents the shortest duration for any
    early transfer by any DoD Component and the first early transfer of DoD property in the State of
    Florida.

    One of the biggest challenges the developer faced was that the former NTC was surrounded by
    existing residential land varying in design and value, industrial land, and commercial land. It was
    important to redevelop the land so that it was seamlessly integrated with the existing
    neighborhoods. Military property that was once closed to the general public and enclosed by
    secured fencing has successfully been redeveloped to include city parks, shopping, offices, and
    restaurants that all of Central Florida can enjoy.


17. Describe the nature and magnitude of the contamination, including a list of the major
    contaminants and volumes/quantities. Identify the affected media and affected acreage.

    In support of the NTC’s mission, hazardous materials have been used and waste products
    generated, first by the Army Air Corps, later by the Air Force, and then by the Navy. Through
    accidental spills, leaks, and conventional waste disposal practices prior to 1984, hazardous
    materials have come into contact with the environment in ways that are unacceptable by today’s
    standards. Most of the hazardous materials and petroleum products used at NTC Orlando were
    associated with industrial operations in support of ground vehicles, photographic processing, and
    base maintenance. Wastes were disposed of at onsite landfills and by discharges to wastewater
    treatment plants and Lake Baldwin. The following table lists the period of activity and the nature
    of the substances that were discharged to the environment. The volumes and quantities of chemical
    discharges are unknown.
Baldwin Park Redevelopment                   8 of 17
           SUMMARY OF HAZARDOUS MATERIAL DISCHARGES AT MAIN BASE


       Period          Facility Name                     Hazardous Substance Activities

     Pre-1940       Orlando Municipal Unknown
                    Airport No. 1

     1940-          Orlando Air Base    Landfilling of spent solvents, still bottoms, medical waste, and
     1949           and Orlando Air     x-ray film processing waste. Discharge of hospital chemicals to
                    Force Base          the Wastewater Treatment Plant (WWTP). Storage of oils and
                                        lubricants, coal, paint, and chemicals.


     1949-          Inactive            None
     1951

     1951-          Orlando Air Force   Discharge of photochemicals to Lake Baldwin. Discharge of
     1968           Base                film processing and printing wastes, and hospital chemicals to
                                        WWTP. Landfilling of photochemicals, spent solvents, solvent
                                        still bottoms, solvent contaminated filter media, medical waste,
                                        x-ray film processing waste, waste paint, batteries, caustic, and
                                        acids. Storage of chemicals, oils and lubricants, transformers,
                                        coal, hazardous waste, and pesticides.

     1968-          NTC Orlando         Discharge to WWTP of film processing and printing wastes,
     1999                               and hospital chemicals. Landfilling of pesticides, and fuel (fire-
                                        fighting training). Storage of waste oil, spent solvents, solvent
                                        contaminated filter media, auto batteries, oils and lubricants,
                                        mineral spirits, transformers, pesticides, asbestos, lead and lead
                                        air filters, tricell batteries, dental wastes, hazardous waste, waste
                                        paint, caustic, acids, and ordnance.

    The total acreage affected was approximately 276 acres including both contaminated soils and
    groundwater, and a wide variety of contaminants, as listed in the following table.




Baldwin Park Redevelopment                     9 of 17
                             AFFECTED MEDIA AND ACREAGE BY SITE

                      Site                         Contaminants                 Media       Acreage

     Main Base Golf Course (9-hole     Pesticides and herbicides                              192.3
                                                                             Soil
     golf course and associated
     maintenance)

     Operable Unit 1 (North Grinder Landfill materials, film and             Soil             54.82
     Landfill and Groundwater Use photographic chemicals, paint              Groundwater
     Restriction Area)              thinner, medical waste, solvents,
                                    arsenic, PCB, pesticides, gross beta,
                                    gross alpha

     Operable Unit 3                   Arsenic, polycyclic aromatic          Soil              3.27
     (Greenskeeper’s Storage Area,     hydrocarbons (PAHs), lead,            Groundwater
     Pesticide Handling Area)          pesticides (MCPA, MCPP, Lindane)

     Study Area 3 (1st Lt. Storage)    Solvent perchloroethene (PCE)         Groundwater       0.36

     Study Area 27 (Security           BEHP, arsenic, PAHs                   Soil              0.12
     Building, Armory / Hurricane
     Storage Locker

     Study Area 29 (Grounds            Arsenic                               Soil              0.14
     Maintenance)

     Study Area 33 (Administration     PAHs                                  Soil              0.03
     Building)

     Study Area 35 (Auto               Petroleum, oils and lubricants        Soil              2.12
     Maintenance Facility)

     Study Area 36 (Lumber             Solvents trichloroethene (TCE), PCE   Groundwater       1.94
     Storage, Shops)

     Study Area 37 (Flammable          Chlordane                             Soil              0.41
     Hazardous Waste Storage)

     Study Area 39 (Loading            Solvents TCE, PCE                     Groundwater      12.88
     Platform, Coal Storage Area)

     Study Area 40 (Softball Fields,   Arsenic, PAHs                         Soil              7.63
     Bottle Landfill)

     Study Area 42 (Maintenance        PAHs                                  Soil              0.05
     Shop)

                                                                   Total Affected Acreage    276.07




Baldwin Park Redevelopment                  10 of 17
18. Describe the remediation activities and redevelopment project, including cleanup funding
    mechanisms, barriers to redevelopment, construction/renovation challenges, and
    innovative clean up technologies.

    Remediation Activities - Depending on the circumstances at each site, various remediation
    techniques were employed. For contaminated soils, excavation and disposal were employed often
    with replacement with clean material. At the Main Base Golf Course, however, the tees and greens
    exhibited high arsenic concentrations from herbicide use and were excavated and disposed off site
    at a licensed landfill. The remaining soil on the fairways was mixed with a tiller to reduce the
    remaining arsenic exceedances to levels below the Florida Soil Cleanup Target Level.

    Groundwater is generally more difficult to remediate than surface soils, and several techniques
    were employed. At Study Areas 36 and 39, for example, vegetable oil injections were performed
    to encourage indigenous biological processes to destroy the solvent contaminants. At Operable
    Unit 3, two trenches filled with activated alumina were installed to adsorb arsenic from the
    groundwater as it flowed through the ―walls.‖ These sites are currently being monitored to ensure
    that the contaminant concentrations continue to decline.

    At some of the sites (Study Areas 27, 29, 33 and 35), contamination is present but at concentrations
    below the State commercial/industrial limits. For these sites, where the reuse was not intended for
    residential redevelopment, the Navy imposed land use controls prohibiting residential use when the
    land was transferred to the city and subsequently to Baldwin Park Development Company.

    Cleanup Funding – Nearly 100% of the funding to remediate soil and groundwater at the Main
    Base was provided by the Navy. To date, the Navy has spent over $21 million to investigate and
    remediate contamination sites, and expects to spend another $50,000 per year over the next 30
    years to continue monitoring activities. These activities involve sampling and analysis of
    groundwater, ensuring the integrity of the Operable Unit 1 landfill cap, and verifying that the land
    use controls continue to be enforced.

    The Navy also paid for repairing friable asbestos and removing lead paint in buildings the City
    expected to reuse. Most of those buildings were subsequently demolished, however, and Baldwin
    Park Development Company paid for and performed the asbestos disposal during the development.

    Redevelopment/Construction Challenges - For the Baldwin Park Development Company,
    redeveloping the military base was filled with unknown obstacles. There were insufficient records
    and resources to be absolutely certain of what was buried beneath the surface of the 50 year old
    military base. Maps of underground utility lines were not always accurate. The demolition and
    redevelopment phases were, at times, a trial-and-error process. The project’s general public
    acceptance, especially by those who resided in the neighboring areas, was also an unknown
    obstacle that Baldwin Park was able to successfully overcome.




Baldwin Park Redevelopment                   11 of 17
19. Describe the redevelopment project, including how it fits within local and regional
    economic development strategies/plans, and the benefits that the project makes toward
    the local community’s economic and/or quality of life goals.

    The Baldwin Park development has re-integrated the former NTC Main Base property with the
    surrounding Orlando neighborhoods, resulting in a very pedestrian and bicycle-friendly community
    with over 200 acres of public park space and an expanded city trail system, replacement of the
    customer base that disappeared with the closure of the NTC, creation of approximately one million
    square feet of commercial space which will support approximately 6,000 jobs, and further
    enhancement of the image of the city of Orlando in the eyes of employers considering relocation or
    expansion of their companies. The City held about 200 public meetings which gave adjacent
    residents and business owners the opportunity to have their input on the redevelopment, thus
    ensuring the development fit into the local government's growth management plan and
    comprehensive land use plan.


20. Describe the efforts to involve the community in the clean up and redevelopment of the
    project site.

    The former NTC has had an operating and active Restoration Advisory Board (RAB) comprised of
    local residents and government representatives since 1994. The RAB has become a valuable
    resource for the community, providing a forum for constructive dialog with the Navy regarding
    environmental cleanup of the NTC, particularly after base closure in 1999. The RAB meetings
    allow an exchange of ideas and recommendations, and a means of conveying news and information
    back to the many residential neighborhoods surrounding the former base. Initial community
    skepticism related to base closure and reuse, and concerns that environmental restoration efforts
    might be compromised in the interest of real estate transfer, have been replaced with an
    understanding and appreciation of the OPT’s commitment to ensuring human health and the
    environment are protected.

    RAB meetings also provide a venue to receive public comments for remediation decision
    documents. Rather than schedule independent public meetings to provide opportunities for
    community input, RAB meetings are scheduled to receive public comments when decision
    documents are in the process of being finalized. This approach saves considerable time and effort
    that would otherwise be necessary to plan and attend separate meetings in the Orlando area.

    The OPT also maintains a mailing list of individuals and organizations interested in receiving
    meeting notices and periodic updates on the environmental program at NTC. Furthermore,
    technical reports and other documents on the environmental program are made available for public
    review at a project-specific information repository located at the Orlando Public Library in
    downtown Orlando.

    During the redevelopment phase, the City held approximately 200 public meetings to discuss the
    vision and conceptual planning process. These meetings provided an opportunity for the local
    community to voice their concerns and needs. Involving the community is still an important
    process today. With each new stage of redevelopment, a public meeting approval process is held
    with the city and detailed neighborhood plans are reviewed.


Baldwin Park Redevelopment                  12 of 17
21. Describe the federal, regional, territorial or state environmental regulatory issues
    associated with the project, providing information on the following items as appropriate:
        Cooperative multi-party efforts
        Use of any special governmental initiatives or programs
        Apportionment of liability or cost-sharing arrangements among multiple partners

    While the former NTC is not on the EPA National Priorities List, and is thus not a federal
    Superfund site, the environmental investigation and cleanup is being conducted under the Navy
    Installation Restoration Program which generally follows the CERCLA process used at Superfund
    sites. EPA Region 4 is the lead regulatory agency for Operable Units (sites with significant
    contamination), while FDEP is the lead regulatory agency for Study Areas and petroleum tank
    sites. In either case, the non-lead agency provides input and concurrence on all decisions.

     The OPT was formed to establish a teaming relationship among Navy personnel and contractors,
    and representatives of the FDEP and EPA. This team has worked successfully together to
    accomplish a common goal—cleanup of environmental contamination and transfer of the former
    NTC property for redevelopment.

    The OPT’s major responsibilities include:

       Assuring safe and efficient performance of environmental restoration activities
       Implementing innovative technologies and sound technical decisions to protect human health
        and the environment while achieving cost avoidance
       Providing efficient award and execution of contracts to streamline the cleanup process
       Establishing a RAB to foster cooperation and communication between all interested parties
       Coordinating with Baldwin Park Development Company to eliminate construction delays.

    To date, 27 study areas have been investigated, over 230 tanks have been removed, and two
    Operable Units and three Study Areas are currently in various stages of remediation. The OPT has
    taken the necessary steps to protect the public and the environment through expedited response,
    and development and application of innovative remedial technologies while saving over $11
    million in the cleanup process. All of this has been accomplished while maintaining a perfect
    safety record with zero recordable incidents and zero lost-time accidents in over 18,000 hours of
    environmental work.

    Outstanding management of the environmental cleanup and property transfer efforts by the OPT
    and Baldwin Park have resulted in the following significant accomplishments achieved in regards
    to cooperative multi-party efforts and use of special government initiatives and programs:

       Completing the fastest DoD property transfer using CERCLA 120(h)(3)(C) Early Transfer
        Authority (see Question 16)
       Conducting a surprise medical waste cleanup within 45 days, assuring a middle school opened
        on time
       Partnering with Baldwin Park Development Company to minimize construction delays
       Developing an acquisition strategy of subcontracting a majority of the work to local, small and
        small disadvantaged businesses to meet Navy small business goals


Baldwin Park Redevelopment                   13 of 17
    The fast-track medical waste removal action became necessary when utility trenching by the
    Orange County School Board (OCSB) during construction of the new Glenridge Middle School
    campus unearthed buried debris, including medical waste. This was an unknown waste site and not
    documented in the Environmental Baseline Survey that was prepared upon base closure. An
    accelerated cleanup contract was negotiated for offsite disposal of 6,000 tons of waste removed
    from the school property. The OPT’s fast response on this action prevented construction delays
    and allowed the school to open in time for the beginning of classes. It was made possible by the
    outstanding relationship and trust built by the OPT with the Orange County Department of Health,
    the OCSB, the City, and Baldwin Park Development Company prior to the discovery of this site.
    Exceptional coordination between the project stakeholders resulted in a duration from funding of
    the project to its completion of only 45 days. The OPT’s plan to temporarily store the waste on
    City-owned property until a cost-effective disposal solution could be negotiated for the regulated
    medical waste saved over $4 million. Again, this cost savings would not have been possible
    without the OPT’s partnering relationships developed prior to discovery of this unknown waste
    site.

    The tremendous demand for the property meant that financing and scheduling were critical issues
    for Baldwin Park Development Company, so the OPT engaged in extensive coordination and
    cooperation to find ways of minimizing or eliminating delays that might jeopardize completion of
    the various phases of the project, including systematic abandonment and post-construction
    replacement of monitoring wells needed for long-term groundwater monitoring (with locations
    selected to avoid wells on future residential lots), shared responsibilities between the Navy and the
    developer for cleanup of newly discovered petroleum sites, and coordination of early transfer of
    parcels needed at critical times to allow financing to be completed.

    An excellent example of OPT and developer coordination is the outstanding cooperation in
    coordinating remediation and residential development construction schedules at Study Areas 36
    and 39 (the early transfer parcels). The OPT used vegetable oil injection to enhance the
    biodegradation of TCE and PCE in groundwater at these two sites formerly used to store hazardous
    materials. Vegetable oil is a safe and inexpensive treatment technology. The OPT intentionally
    selected a low-profile passive remediation alternative that would be flexible enough to reduce the
    contamination levels while not impeding the construction of a new residential neighborhood with
    unsightly remediation infrastructure. The project team achieved an Operating Properly and
    Successfully (OPS) designation by EPA for one of the sites, and an additional OPS determination
    is anticipated within the next year for the second site. Not only was the technology successfully
    applied, it was cost-effective as well. The Navy’s success with vegetable oil enhancement at these
    sites is directly transferable to similar sites and can result in a significant cost savings as compared
    to previously used proprietary enhancements (approximately $0.50 per pound for vegetable oil
    versus as much as $12 per pound for other injection substrates).

    To transition from using cost reimbursement contracts awarded to large businesses, the Navy
    developed an acquisition strategy promoting the use of small business contracts by issuing
    competitive firm fixed price awards to accomplish environmental projects. To date, one
    Environmental Multiple Award Contractor in the Florida region has received $976,000 in awards,
    and one Blanket Ordering Agreement with a qualified 8(a) contractor (i.e., a Small, Disadvantaged
    Business in the Small Business Administration 8(a) Business Development Program) has resulted
    in over three task order awards in the amount of $400,000.



Baldwin Park Redevelopment                     14 of 17
22. How were various financial techniques and strategies used and leveraged to facilitate the
   redevelopment of this project (e.g., grants, tax increment financing, tax credits/incentives,
   tax-free zones, public or private loans, equity and financial partnerships)?

    The redevelopment financial techniques and strategies included a combination of private equity
    and private loans through Wachovia, SunTrust, and the City of Orlando. In addition, the biggest
    component was the use of tax exempt capital improvement revenue bonds through the Urban
    Orlando Community Development District.


23. Describe the innovative brownfield techniques used in the project, highlighting the
    following items as appropriate:
            Economic development
            Financing techniques
            Marketing strategies
            Land conservation (e.g., habitat preservation, parks, open space, etc.)
            Sustainable development (e.g., green buildings, eco-industrial development,
               mixed use, integrated planning, smart growth, sustainable design concepts, etc.)
            Public policy initiatives (e.g., governmental initiatives – abandoned petroleum
               sites without viable responsible parties (“Petroleum Brownfields”), mine-
               scarred lands, port revitalization (“PortFields”), old rail properties
               (“RailFields”), smart growth, environmental justice, BRAC sites (Military Base
               Realignment and Closure), one-cleanup program (blending requirements of
               several regulatory programs into an effective cleanup model), economic
               revitalization, job training, education, or housing)

    Economic Development - Revitalization of the customer base for surrounding merchants that
    disappeared with the closure of the former NTC, approximately one million square feet of
    commercial space which will provide approximately 6,000 jobs, and further enhancement of the
    image of the City of Orlando in the eyes of employers considering relocation or expansion of their
    companies

    Financing Techniques - Baldwin Park used a combination of financing mechanisms to accomplish
    its redevelopment efforts including (in descending order of dollar value) tax-exempt capital
    improvement revenue bonds (through its Urban Orlando Community Development District),
    private bank loans, private equity and loans from the City of Orlando.

    Marketing Strategies – Baldwin Park proudly states that it is ―Neighborhood Friendly. City Smart.‖
    The marketing strategy has been to reach urban dwellers seeking a new home in an established area
    of town and suburbanites seeking to escape long commutes. The marketing messages have
    promoted the convenience and benefits of living in an area where you are close to everything you
    need (work, entertainment, shopping, education, transportation). Marketing has primarily been
    through prime billboard locations on the major metro Orlando highway, radio, and pre-printed
    inserts in the local newspaper.

    Land Conservation – With over 200 acres of parks and 250 acres of lakes, the objective at Baldwin
    Park was to create a habitat that would be significantly more attractive to wildlife than might
    typically be expected in a new home community. With this goal in mind, the developer partnered
    with Audubon of Florida on environmental aspects of the development project. The collaboration

Baldwin Park Redevelopment                  15 of 17
    with Audubon of Florida in planning the parks and water edges has aided in creating viable
    ecosystems where none existed before. Lake shorelines are reserved for parks and public
    enjoyment, as opposed to home sites. Over 100 mature trees have been relocated and 4,000 new
    trees planted throughout Baldwin Park.

    Sustainable Development – Baldwin Park has been awarded the Sustainable Florida Award from
    The Council for Sustainable Florida for its commitment to Florida’s economic, environmental and
    social future. As a traditional neighborhood development, principles of new urbanism are easily
    identified throughout the project. For example, the neighborhood provides a variety of housing
    types, for sale and for rent properties are integrated seamlessly throughout the development, parks,
    recreation, and the Village Center are within walking distance to most neighborhoods, and many
    residents take advantage of the opportunity to live and work within the mixed-use development.
    There are also no walls or gates which makes Baldwin Park accessible to the surrounding
    neighborhoods.

    Public policy initiatives –In 2005, Baldwin Park received the EPA Smart Growth Achievement
    Award in the category of Military Base Redevelopment. Additional awards include Award of
    Excellence from the Urban Land Institute, Platinum Award for Best Smart Growth Community
    from the National Association of Home Builders, National Building with Trees Award from the
    National Arbor Day Foundation, Distinguished Corporation Award from Audubon of Florida,
    Award of Excellence from the Florida chapter of the American Planning Association.


24. Describe the community impact, providing information on the following items as
    appropriate:
           General impact or benefit to the community
           Community population, demographics and general employment information
           Tax revenues now generated by the project site as well as future projections
              relating to this project site

    General impact of benefit to the community – With the redevelopment of the former NTC into
    what is now Baldwin Park, land that was once closed to the general public is now open and
    accessible to all of Central Florida. In fact, there are 22 entrances into the neighborhood, which
    makes visiting the parks and the Village Center shops and restaurants easily accessible from
    multiple avenues. Baldwin Park has also had a significant positive impact on the adjacent real
    estate values.

    Community population, demographics and general employment information – When the
    development is complete there will be 4,300 residential units and approximately 10-12,000
    residents. The demographic for the residents is wide ranging - young, single professionals and
    young families to retirees and empty nesters, renters and owners, million dollar custom homes to
    apartments, all religions, ethnicities and lifestyles. Ninety percent of Baldwin Park residents are
    Central Floridians who have moved from outlying areas.

    Tax revenues now generated by the project site as well as future projections relating to this project
    site – $12 million currently and approximately $40 million per year upon completion.




Baldwin Park Redevelopment                   16 of 17
25. Why is this project worthy of a Phoenix Award, an international revitalization award?

     As a result of the collaborative efforts of Baldwin Park Development Company, the City of
    Orlando and the Orlando Partnering Team, Baldwin Park is a successful model for
    military/brownfield redevelopment and for new urbanism. The project has been redeveloped and
    designed to weave into the fabric of Central Florida. The neighborhood provides many different
    housing choices and the residents enjoy the parks, open spaces, and recreational facilities that keep
    them interacting with their neighbors. The former brownfield infill is now a thriving and vibrant
    greenfield community and has been recognized for a variety of awards. Most recently the project
    has received the EPA Smart Growth award that recognizes the effort of bringing about direct and
    indirect environmental benefits. Baldwin Park has also received design awards like the Platinum
    Best in American Living Award for Best Community which recognizes the development’s diverse
    architectural design. With the cooperation and support from national and local organizations,
    Baldwin Park is a truly sustainable traditional neighborhood development that has created jobs,
    provided public and private green spaces, opened new shopping and dining venues, increased land
    values and remediated contaminated land into an environmentally sound place for Central
    Floridians to live and work in downtown Orlando.




Baldwin Park Redevelopment                   17 of 17

				
DOCUMENT INFO