Harrington Street BPA-OCR

BF SITE INFO SHEET
Project Number: 19058-15-092
AKA: Click here to enter text.
Site Name: Harrington Street
BPA Received: 8/20/2015
Site Address: 413 & 437 N. Harrington Street
Acres: 1.43
City: Raleigh
PD Name:
PD Company:
PD Address:
PD City/State/Zip:
PD Phone/Fax:
PD Email:
Contact Name:
Contact Address:
Contact Address:
City/State/Zip:
Contact Phone:
Contact Email:
Contamination:
Tax ID/PIN: 1704-51-2008 and 1704-51-3220
County: Wake Zip: 27603
Ben Liebetrau, Vice President
Greystar GP II, LLC
18 Broad Street, Suite 300
Charleston, SC 29401
843-579-3221 FAX: [phone]
[e-mail]
Darin McClure
Mid-Atlantic Associates, Inc.
409 Rogers View Court
Raleigh, NC 27610
919-250-9918 Contact Fax: [phone]
[e-mail]
Click here to enter text.
Contaminated Media: Click here to enter text.
Additional Information:
SITE NAME: HARRINGTON STREET
PROJECT NUMBER: 19058-15-092
THE FOLLOWING REPORTS ARE INCLUDED WITH THIS SITE:
REPORTS ON CD:
• INCLUDED ON THIS CD IS THE FOLLOWING:
.......
o PHASE II ESA REPORT, 1.21 ACRE COMMERCIAL TRACT, 437 &
441 NORTH HARRINGTON STREET, RALEIGH, BY MID-
ATLANTIC, FEBRUARY 21, 2013 -37 PGS
o PHASE I ESA REPORT, 1.21 ACRE COMMERCIAL TRACT, 437 &
441 NORTH HARRINGTON STREET, RALEIGH, BY MID-
ATLANTIC, JANUARY, 25, 2013-528 PGS
o PHASE I ESA REPORT, 413 NORTH HARRINGTON STREET (0.96
ACRES), RALEIGH, BY MID-ATLANTIC, JANUARY, 13, 2015-763
PGS
o LETTER REPORT OF ENVIRONMENTAL TEST RESULTS, FORMER
WEST SALES CENTER, 413 NORTH HARRINGTON STREET,
RALEIGH, BY MID-ATLANTIC, FEBRUARY 11, 2015-32 PGS
o SITE PHOTOS - 4 PGS
o SITE SURVEY -2 PGS
o TOPOGRAPHIC SITE MAP - 1 PG
Rev. August 21, 2015 I of 2
SITE NAME:
PROJECT NUMBER:
HARRINGTON STREET
19058-15-092
HARD COPY REPORTS:
•
Rev. August 21, 2015 2 of 2
Brownfields Property Application
North Carolina Brownfields Program
www.ncbrownfields.org
l qo58-t5-CA 2
I. PROSPECTIVE DEVELOPER (PD) INFORMATION {USE TAB KEY TO GET TO NEXT
DATA ENTRY LINE-DO NOT USE THE RETURN KEY}
A. PD information:
Entity name
Principal Officer
Representative
Mailing Address
E-mail address
Phone No.
Fax No.
Web site
Greystar GP II, LLC
Robert A Faith, CEO
Ben Liebetrau, Vice President
18 Broad Street, Suite 300
Charleston, SC 29401
[e-mail]
843-579-3221
843-302-0236
www.greystar.com
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B. PD contact person information (i.e .. individual who will serve as the NCBP's point of
contact if different than above):
Name
Company
Mailing Address
E-Mail Address
Phone No.
Fax No.
Darin McClure
Mid-Atlantic Associates, Inc.
409 Rogers View Court
Raleigh, NC 27610
[e-mail]
919-250-9918
919-250-9950
C. Information regarding all parent companies. subsidiaries or other affiliates of PD (attach
separate sheet(s) if necessarv):
(Use for LLCs)
Member-managed or manager-managed? Answer: Member Managed
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If manager-managed, provide name of manager and percent of ownership:
Name
Ownership (%)
Mailing Address
E-Mail Address
Phone No.
Fax No.
For all LLCs, list all members of the LLC and provide their percent of ownership:
Name
Ownership (%)
Mailing Address
E-Mail Address
Phone No.
Fax No.
Name
Ownership (%)
Mailing Address
E-Mail Address
Phone No.
Fax No.
Name
Ownership (%)
Mailing Address
E-Mail Address
Phone No.
Fax No.
Greystar Real Estate Partners, LLC
100%
18 Broad Street, Suite 300
Charleston, SC 29401
[e-mail]
843-579-3221
843-302-0236
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Managers of manager-managed LLCs are required to execute all brownfield documents for
the LLC; as to member-managed LLCs, state name of member who will sign these
documents.
Not Applicable
List all parent companies, subsidiaries and other affiliates:
Greystar Real Estate Partners is the parent company of Greystar GP II LLC.
(Use for Partnerships)
Check one: 0General Partnership Dlimited Partnership
List all partners and percent of ownership:
Name
Ownership(%)
Mailing Address
E-Mail Address
Phone No.
Fax No.
Is this person a general or limited partner?
Name
Ownership (%)
Mailing Address
E-Mail Address
Phone No.
Fax No.
Is this person a general or limited partner?
List all parent companies, subsidiaries and other affiliates:
Not Applicable
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(Use for corporations other than LLCs)
(If information is the same as shown in 1.A., please indicate "same as 1.A." below.)
Name
Mailing Address
E-Mail Address
Phone No.
Fax No.
List all parent companies, subsidiaries and other affiliates:
(Use for individuals)
(If individual is the same as shown in 1.A., -please indicate "same as 1.A." above.)
Name
Mailing Address
E-Mail Address
Phone No.
Fax No.
D. Does PD have or can it obtain the financial means to fully implement a brownfields
agreement and assure the safe reuse of the property? (Attach supporting documentation
such as letters of credit, financial statements, etc.)
Answer Yes
Explanation As of Q2 2015, Greystar Development had 53 projects under construction
totaling approximately $4.1 billion in total capitalization and 15,861 units. Additionally, we
have an approved pipeline consisting of 37 projects totaling approximately $3.25 billion in
total capitalization and 10,079 units. We feel that our track record speaks volumes about our
operational ability to execute this project. Furthermore, Greystar Development has significant
experience in the Raleigh area. We are currently finishing construction on our third project in
the area and are in the permitting phase on our fourth project, bringing our total capitalization
in the Raleigh market to over $125 million this cycle. Additionally, we have 46 assets totaling
11,814 units under management in the Raleigh area, giving us excellent local insight.
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Lastly, we are finalizing a BFA on our 33-story high rise project in Uptown Charlotte, called
Ascent Uptown. That project was granted eligibility on May 29, 2014, thus Greystar is very
aware of and familiar with the brownfields process.
E. Does PD have or can it obtain the managerial means to fully implement a brownfields
agreement and assure the safe use of the property?
Answer Yes
Explanation As a fully integrated real estate firm, Greystar is the national market leader in
multifamily real estate, and is by far the largest property manager in the country. We utilize
our deep experience in property management--400,000+ units under management across
the country--to refine our market understanding and underwriting. Paired with our in-house
general contractor, we are able to vertically integrate the entire development process from
site selection to operations. In addition, we have experience working with brownfield
remediation programs throughout the Southeast. We are under construction on Ascent
Uptown, a 300-unit high rise development on a 0.6 acre former brownfield in downtown
Charlotte--a project that will ultimately be included in a BFA (received letter of eligibility on
May 29, 2014). We have recently completed Elan Midtown, a mixed-use project containing
both 200 residential units and multiple commercial uses on a 1.77 acre former brownfield in
downtown Charleston, SC. That project included entry into and completion of a Voluntary
Cleanup Contract with the South Carolina Department of Health and Environmental Control.
We also recently completed Elan Westside, a mixed use project containing 197 residential
units and multiple commercial uses, on a brownfield in the West Midtown submarket of
Atlanta, GA. This project involved entry into an approved Corrective Action Plan with the
Georgia Department of Natural Resources.
F. Does PD have or can it obtain the technical means to fully implement a brownfields
agreement and assure the safe use of the property?
Answer Yes
Explanation In addition to the experience described in Section E above, Greystar has
contracted with Mid-Atlantic Associates, Inc. (MAA) to serve as a technical resource for
development and completion of the Brownfields Agreement. MAA has extensive experience
with DENR DWM regulatory programs and with the DENR Brownfields Program. Darin
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McClure, PE, MAA President, will serve as the primary contact for this project. William
Service, MAA Environmental Toxicologist, and Dan Nielsen, PE, Project Manager, will
provide project technical support as needed. Both have overseen successful completion of
Brownfields agreements.
G. Does PD commit that it will comply (and has complied, if PD has had a prior project in the
NCBP) with all applicable procedural requirements of the NCBP, including prompt payment of
all statutorily required fees?
Answer Yes
(List all NCBP project name(s) and NCBP project ID numbers where PD or any parent
company, subsidiary and other affiliate of PD has been a party to.)
Third and Poplar Project, Charlotte, NC ID# 18017-14-060
H. Does PD currently own the property?
Answer No
If yes, when did PD purchase the property and from whom? (Provide name, address,
telephone number and email address of the contact person for the current
property owner.)
Not Applicable
If no, provide the name, address, telephone number and e-mail address of the contact
person for the current property owner
Harrington Street Acquisition Partners, LLC -Gregg Sandreuter
104 Cliff Lake Court
Cary, NC 27513
gsandreuter@nc. rr. com
919-460-1062
I. If PD does not currently own the property, does PD have the property under contract to
purchase?
Answer Yes
If yes, provide date of contract. August 16, 2015
If no, when does the PD intend to purchase the property (e.g., after the project is determined
to be eligible for participation in the NCBP, after PD receives a draft BFA, after the
conclusion of the brownfields process)? Note: the Act requires the PD to demonstrate that it
intends to either buy or sell the property.
Not Applicable
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J. Describe all activities that have taken place on the property since PD or PD's parents,
subsidiaries and/or other affiliates, and/or lessees or sublessees of PD, took ownership of or
operated at the property (e.g., industrial, manufacturing or commercial activities, etc.).
(Include a list of all regulated substances as defined at NCGS § 130A-310.31 (b)(11) that have
been used, stored on, or otherwise present at the property while those activities were
conducted, and explain how they were used.)
Not Applicable
II. SITE INFORMATION
A. Information regarding the proposed brownfields property:
Proposed project name Harrington Street Redevelopment
acreage 1.43 street address( es) 413 & 437 N. Harrington Street
city Raleigh County Wake zip 27603
tax ID(s) or PIN(s) 1704-51-2008 & 1704-51-3220
past use(s) residential until 1960s, then office space
current use(s) 413 -vacant 7,715 sq. ft. office building and surface parking lot
437 -vacant 6,300 sq. ft. office building and surface parking lot
cause(s)/source(s) of contamination:
known Petroleum-related compounds were detected in groundwater at the subject
site (413 N. Harrington Street) during assessment activities conducted in January 2015.
There are several documented petroleum releases in the vicinity of the subject site. The data
suggests that the petroleum-related compounds detected in the groundwater originated from
an off-site source.
suspected None
B. Regulatory Agency Involvement: List the site names and all identifying numbers (ID No.)
previously or currently assigned by any federal, state or local environmental regulatory
agencies for the property. The ID No's may include CERCLIS numbers, RCRA generator
numbers for past and present operations, UST database, Division of Water Quality's incident
management database, and/or Inactive Hazardous Sites Branch inventory numbers. (In
many instances, the PD will need to actively seek out this information by reading
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environmental site assessment reports, reviewing government files, contacting government
officials, and through the use of government databases, many of which may be available over
the internet.)
Agency Name/ID No: None
Agency Name/ID No:
Agency Name/ID No:
Agency Name/ID No:
Agency Name/ID No:
C. In what way(s) is the property abandoned. idled, or underused?
The property is vacant.
D. In what way(s) is the actual or possible contamination at the property a hindrance to
development or redevelopment of the property (attach anv supporting documentation such as
letters from lending institutions)?
The abatement is key to our underwriting and due diligence. We are confident that our
application for and eventual execution of a Brownfields Agreement will facilitate loan financing of
and equity investment in the property. The equity investment in and loan financing of the
property will provide the financial means to implement the Brownfields Agreement.
E. In what way(s) is the redevelopment of the property difficult or impossible without a
brownfields agreement (attach anv supporting documentation such as letters form lending
institutions)?
The proposed redevelopment of the subject site is for residential use. It is unlikely that any
remedial efforts would result in a reduction in contaminant concentrations to NCGQS within a
reasonable time frame. It is likely that potential tenants at the proposed facility will need
assurance that the property is safe to occupy. Since meeting NCGQS is not viable, a risk-based
remediation approach is required. A Brownfield Agreement provides a mechanism to implement
a risk-based cleanup approach at the subject site which should placate potential tenant
concerns.
F. What are the planned use(s) of the redeveloped brownfields property to which the PD will
commit? Be as specific as specific as possible.
The plan is to build a 205-unit, Class A multifamily building consisting of five floors of
residential area over two floors of structured concrete parking.
G. Current tax value of brownfields property: $3,678,616
H. Estimated capital investment in redevelopment project: $47,000,000
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I. List and describe the public benefits that will result from the property's redevelopment. Be as
specific as possible. (Examples of public benefits for brownfields projects include job creation,
tax base increases, revitalization of blighted areas, preserved green space, preserved historic
places, improving disadvantaged neighborhood quality-of-life related retail shopping
opportunities, affordable housing, environmental cleanup activities or set asides that have
community or environmental benefits. In gauging public benefit, NCBP places great value
upon letters of support from community groups and local government that describe
anticipated improvements in quality of life for neighboring communities that the project will
bring about. The inclusion of such support letters with this application is recommended and
encouraged.)
On a project of this size, it is reasonable to assume that it will provide in excess of 100
construction-related jobs over the duration of the project. Additionally, after we achieve certificate
of occupancy, there will be at least five permanent jobs (property manager, two leasing agents,
and two maintenance employees) created and retained at the property.
The property is located in the Glenwood South neighborhood of Raleigh and is currently severely
under-utilized. This part of the "Glenwood South" submarket has traditionally housed blighted
industrial uses. This project will help revitalize the eastern side of Glenwood Avenue, providing
positive economic impacts on the surrounding community and businesses and positive social
impacts on the larger neighborhood. This project provides housing opportunities to numerous
individuals and families residing and potentially working in the downtown area. The project is
"smart growth"-using land in an already developed area, which avoids development of land
beyond the urban fringe.
The proposed project represents a significant increase in property tax revenue over the current
use.
Special Note: Please describe all environment-friendly technologies and designs PD plans
to utilize in its redevelopment strategy. For example, environment friendly redevelopment
plans could include: Leadership in Energy and Environmental Design (LEED) Certification,
green building materials; green landscaping techniques such as using drought resistant
plants; energy efficient designs, materials, appliances, machinery, etc.; renewable sources of
energy, and/or recycling/reuse of old building materials such as brick or wood.
The developers will consider a variety of environmentally-friendly development techniques
and project enhancements as part of this project. As plans for the development are very
preliminary; however, no firm decisions have been made at this time. However, the project
will likely be a NGBS-certified building and plans are to utilize higher efficiency heat pumps,
electric car charging stations and Energy Star appliances. The planned re-use project is
inherently green due to its location in an urban setting with close proximity to public services,
public transportation access and entertainment.
J. Who will own the brownfields property when the Notice of Brownfields Property is filed with
the register of deeds at the conclusion of the brownfields process? (If information is the
same as 1.A. above, please indicate.)
Name Same as 1.A. above
Mailing Address
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E-Mail Address
Phone No.
Fax No.
Ill. OTHER REQUIRED INFORMATION
A. Brownfields Affidavit: PD must provide its certification, in the form of a signed and
notarized original of the unmodified model brownfields affidavit provided by NCBP, that it
did not cause or contribute to contamination at the property and that it meets all other
statutory eligibility requirements. (Note: The form to use for this affidavit is attached to this
application. It must be filled out signed notarized, and submitted with this application.)
Is the required affidavit. as described above. included with this application?
Answer Yes
B. Proposed Brownfields Agreement Form: PD must provide the completed form Proposed
Brownfields Agreement. (Note: The form to use for this document is attached to this
application. It must be filled out, initialed, and attached on your submittal.)
Is the required Proposed Brownfields Agreement . as described above. included with this
application?
Answer Yes
C. Location Map: PD must provide a copy of the relevant portion of the 1 :24,000 scale
U.S.G.S. topographic quadrangle map that shows the property clearly plotted, and that
measures at least an 8 Y2 by 11 inches. (Note: these maps can be purchased through the
above link, or often through retail outdoor recreation stores that can print out the relevant
map. Often environmental reports have location maps that use this type of map as the base
for its location map.)
Is the required location map included with this application?
Answer Yes
D. Survey Plat: PD must provide a preliminary survey plat of the brownfields property with the
property boundaries clearly identified, and a metes and bounds legal description that
matches the property description on the plat. At this stage of the brownfields process; one
or more existing survey plats from a previous property conveyance will suffice. (Before the
brownfields project enters the public comment phase of the brownfields process, the PD will
be required to submit a final brownfields survey plat which includes the information listed in
the brownfields survey plat guidance.)
Is the required preliminary survey plat included with this application?
Answer Yes
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E. Site Photographs: PD must provide at least one pre-redevelopment photograph of the
property, in either hard copy or electronic format that shows existing facilities and
structures. Please note that the NCBP prefers to have electronic photos instead of or
in addition to hard copies. Electronic copies of photographs should be emailed to:
[e-mail] with a clear indication as to which Brownfields
Application they apply to.
Are photographs of the property included with this application?
Answer Yes
Have electronic copies of the photographs been emailed to NCBP?
Answer No, electronic copies are included on the CD with this submittal
F. Environmental Reports/Data: If it makes an affirmative eligibility determination, the NCBP
will request that PD provide any and all existing environmental reports and data for the
property on CD only. The brownfields process may be expedited if PD submits such
reports/data with this application.
Are any environmental reports/data being submitted with this application?
Answer Yes
If environmental reports/data are being submitted with this application. please provide the title,
date and author of each item being submitted:
1) Phase I Environmental Assessment, 1.21 Acre Commercial Tract, 437 & 441 North
Harrington Street, January 25, 2013, Mid-Atlantic Associates, Inc.
2) Phase II Environmental Assessment, 1.21 Acre Commercial Tract, 437 & 441 North
Harrington Street, February 21, 2013, Mid-Atlantic Associates, Inc.
3) Phase I Environmental Assessment, 413 North Harrington Street, January 13, 2015,
Mid-Atlantic Associates, Inc.
4) Letter Report of Environmental Test Results, Former West Sales Center, 413 North
Harrington Street, February 11, 2015, Mid-Atlantic Associates, Inc.
IV. ADDITIONAL REQUIRED FORMS
The following forms are to be filled out and submitted with the application including the
Responsibility and Compliance Affidavit and the Proposed Brownfields Agreement.
Submittal of the Affidavit requires signature and notarization, and the Proposed
Brownfields Application requires an initial.
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Preliminary Proposed Brownfields Agreement
I. Property Facts
a. Property Address(es): 413 and 437 N. Harrington Street, Raleigh, NC 27603
b. Property Seller: Gregg Sandreuter
c. Property Buyer: Greystar GP II, LLC
d. Brief Property Usage History: Based on information contained in a Phase I Environmental
Site Assessments conducted for the subject site properties, the properties were developed for
residential uses until the 1960s. From the 1960s until present, the properties were used for
commercial offices.
e. The planned reuse will potentially involve the following use classification( s) (check all that
apply):
D School/childcare/senior care
~
D
D
D
D
D
D
D
D
Residential
Commercial, retail (specify)
Other commercial (specify)
Office
Light industrial
Heavy industrial
Recreational
Open space
Other (specify)
II. Contaminant Information
a. The contaminant situation at the property is best described by the following (check all that
apply):
D Contaminants are from an on-property source(s)
~ Contaminants are from an off-property source(s)
D Contaminants are from an unknown source(s)
D Contaminants have not yet been documented on the property
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