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 FOR NORMANDIE COMPLEX
City of Spokane, WA
1400 N. Normandy, Spokane, WA 99201
Created On: 02/22/2017 | Last Modified: 02/23/2017
RFP for Normandie Complex
Property/Project size (acres):
Structures on site:
The Normandie Complex consists of two complete and contiguous city blocks that is centrally located near the heart of the City of Spokane. The City has owned this site since 1899, and the City grew up around it. RFP due April 17.
Expanded Data - Diligence Prospectus
Market (1 report(s) available)
The Premises enjoy a central location in Spokane and has good access to Interstate 90 which is just over 1 mile to the south. The site is within ½ mile of Spokane’s famous downtown Riverfront Park which is undergoing a $64M remodel, Gonzaga University, the Spokane Sports Arena, and the North Central High School, which is also receiving a $30.1M remodel of its own. Three principal arterials immediately serve the Premises and connect to nearby bridges which provide access over the nearby Spokane River. The north/south arterials are Division/Ruby Streets (State Highway 2) which have an average daily traffic count of 50,300, the highest surface street traffic count in the City of Spokane; and Washington Street which is a principal arterial at a 15,500 traffic count. The east/west arterial, Mission Avenue, is the northern boundary of the Premises and has a traffic count of 10,100. Traffic count data is based on the year 2015.
Tax & Title
Tax and Title summary:
The 2016 tax assessed value is $2,826,300. There is a government exemption in place due to vesting with the City of Spokane.
Tax ID number:
Zoning & Other Use Restrictions
Zoning and use restriction summary:
The zoning of the Premises is OR-150, allowing for Office and Retail uses up to 150’ in height. Furthermore, the “Office and Retail” designation allows for a floor-area-ratio (“FAR”) of 6x. Additional information concerning this zoning classification and the types of land uses and activities it supports, tall building standards, and other potential site limitations can be found online at: http://www.spokaneplanning.org/ or by contacting the City’s Planning Department, located at City Hall, 3rd Floor, 808 West Spokane Falls Blvd., Spokane, WA 99201 (509) 625-6300.
Current Use and Use History
Past uses/historical operations:
The City of Spokane has owned the parcel since 1899 and has utilized it for fleet maintenance, street operations, and ancillary uses in city operations. The City relocated and consolidated several departments to other locations in 2015 and 2016, thus creating the current vacant property. On June 20, 2016, the Spokane City Council declared the property as surplus in preparation for its disposition. The property is improved with over a dozen single- and two-story buildings that were constructed from circa 1910 to the 1950’s. The construction types vary from poured in place concrete, unreinforced brick, and wood frame structures with metal cladding. The one exception to the comment above is a fuel island that was installed in the mid 1990’s, meeting modern fuel handling and monitoring standards. The fuel island is actively used today by fleet vehicles of the City of Spokane. Aside from the fuel island, the contributory value of the improvements is negligible due to their age, condition, and functional obsolescence.
Environmental Conditions summary:
The City had a Phase I Environmental Site Assessment performed of the premises. The report dated August 16, 2016, cites 5 RECs (“recognized environmental conditions”) which require further investigation to ascertain no further action. The RECs include USTs (“underground storage tanks”) that were removed or decommissioned in place in the 1980s, petroleum staining in various locations on the ground and near drywell catch basins, and the historic use as a car lot in one portion of the site and the potential impact of neighboring properties that once operated lumber mills. The report in its entirety is available on the file sharing website and included in the attached RFP by reference as Exhibit 7. Disclaimer: Properties owned by the City are offered for purchase and sale on an “AS IS” basis: THE CITY OF SPOKANE MAKES NO REPRESENTATIONS OF ANY KIND AND ASSUMES NO RESPONSIBILITY ARISING FROM THE PHYSICAL CONDITIONS OF THE PREMISES WHETHER SUCH CONDITIONS ARE KNOWN, UNKNOWN, OBVIOUS, HIDDEN OR OTHERWISE. ANY PROPOSER MUST RELY ON ITS OWN INSPECTIONS, INVESTIGATIONS AND OTHER DUE DILIGENCE WITH RESPECT TO ANY PARTICIPATION IN THIS REQUEST FOR PROPOSALS, OR ANY OTHER ACTIVITY CONCERNING THE PREMISES, AND MUST DETERMINE ON ITS OWN WHETHER THE PREMISES IS SUITABLE FOR HIS OR HER INTENDED PURPOSES FOR THE PREMISES.
Recognized Environmental Conditions (RECs):
Summary of RECs: