A Brownfield is developed real property which may or may not be contaminated or environmentally impacted from prior use. These unknown conditions raise questions standing in the way of the property’s sale or redevelopment, which reduce its value and require investigation and assessment. Examples of Brownfields include former industrial sites, gas stations, dry cleaners, fuel and chemical depots and any other property that used or contained hazardous materials or petroleum. Brownfields also include properties affected by contamination migrating from a neighboring or nearby property. Brownfields may not be contaminated in reality, but suspicion creates stigma that impairs the property’s potential.
A Greyfield is developed real property suffering from excess vacancy, prolonged idleness, blight, use failure or even total abandonment—but also possessing (potentially) reusable infrastructure, such as parking lots, utility hookups, or structures. Examples of Greyfields include obsolete retail and commercial properties and abandoned office complexes, as well as mothballed, decommissioned and legacy industrial facilities. Similar to Brownfields, Greyfields may be blighted or in substantial disrepair, but unlike Brownfields they have no known or suspected environmental contamination of any significance.
A greenfield is undeveloped real estate with no previous use. Many also consider a property only used for light agricultural purposes to be a greenfield. An undeveloped property may yet have environmental contamination—if, for example, it is adjacent to a property that is leaking hazardous substances across the property boundary—but such a property would not be considered a greenfield and would be better classified as a Brownfield (or possibly a Redfield).
A Redfield is real property with known environmental contaminants or conditions that the owner, the government or a reliable third party have determined is in need of remediation as a prerequisite to future development—to mitigate potential human health risks or to comply with environmental laws. Many Redfields are already subject to government regulatory orders or enrolled in voluntary cleanup programs. Unlike a Brownfield, there can be no doubt about whether a Redfield is contaminated. A Redfield is affirmatively known to be contaminated and will likely require active remediation in its redevelopment. Contaminated property could fit into the definition of Brownfield; however, selecting Redfield as the primary statussignals the marketplace that real estate reuse requires corrective action and such remediation is sought.
|A property with productive use as the primary status is predominately in use at the present time. Properties in productive use may have current tenants generating rents or the owner may be operating the property for their own use. If only a small portion of the property is currently in use, then the lister may select productive use as a secondary condition and would choose a more appropriate primary status.|
If the property status has not been determined or is unknown by the lister, it may be selected as "undetermined."
RFP NEW HORIZONS REDEVELOPMENT DISTRICT
City of Douglasville, Georgia
6695 Church Street, Douglasville, GA 30134
Created On: 08/24/2017 | Last Modified: 08/24/2017
RFP New Horizons Redevelopment District
Property/Project size (acres):
Structures on site:
Idle or surplus
Idle or surplus
Douglasville hereby solicits proposals from qualified planning firms for the redevelopment of approximately 250 acres of land surrounding the Highway 92 Relocation project.
Expanded Data - Diligence Prospectus
The City of Douglasville is a growing community of approximately 35,000 residents. The community is located in Douglas County 20 miles west of Atlanta. The City is bisected by Interstate Highway 20 and has been noted as the shopping hub for residents west of Atlanta and east of Birmingham. The City received approximately $8 million from ARC through the Livable Center Initiative (LCI) program and was the first city to successfully complete its LCI project. The existing Downtown Plan was completed in 2008. Among the projects that have been completed include a parking deck, and a lighting and banners project, along with streetscapes. These investments helped transform the Downtown, and were due in part to the proprieties identified in the LCI. Planning for he redevelopment area must address a variety of unique economic development concerns and interests. The area north of downtown is the City’s the “North side” (now called The New Horizons Redevelopment District) and is disconnected geographically by the railroad tracks to the downtown area. Based on survey results, citizens and community leaders are very concerned about the various conditions that exist on the north side and the challenges they presents for future development. Many of the area residents have expressed concerns about crime and public safety in the areas of Warren Drive, Forrest Avenue and Chicago Avenue. The City of Douglasville Police Department has responded to many calls here over the past several years. These areas along with parts of Strickland Street are also noted to be areas that the respondents themselves overwhelmingly considered to have “slum and blight.” Many of the area residents have described the area as being “slum and blighted” due to litter, overgrown yards, abandoned buildings, and property conditions that have remained un-kept by property owners. These areas have also become haven for vagrancy and conditions that make it unsafe for school children to walk to the neighborhood schools. Many years ago, the City of Douglasville purchased property near Forrest Avenue and St. James AME Church because of a vagrancy problem, and this property has since been maintained by the City of Douglasville, but vagrancy has relocated to another area near Forrest Avenue. Group homes have also populated the area. Many of the group homes house individuals with mental health issues and tenants who do not own cars. Many of the residents walk to and from their destinations in areas deemed unsafe.