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."
Oregon Department of Administrative Services
2700-2800 D St NE, Salem, OR 97301
Created On: 06/21/2017 | Last Modified: 06/21/2017
Property/Project size (acres):
Structures on site:
25-acre shovel-ready redevelopment opportunity, ideally suited for mixed-use development in Oregon’s growing capital city. RFP attached.
Expanded Data - Diligence Prospectus
The Property is located on Center Street NE, a major arterial with high-frequency transit, 15-minute headway weekdays. Across the street, the Oregon State Hospital employs 1,800, and Salem Health owns a multi-acre, recently-cleared redevelopment site east of 23rd Street NE and south of D Street NE. To the north and west are primarily single-family residential neighborhoods. Several mid-sized apartment complexes are located near Center and Hawthorne Streets NE. The Property is one mile west of Lancaster Mall, Target, and Roth’s grocery store, and one mile east of Safeway and the Capitol Mall state office campus. It is one and a half miles east of Salem’s downtown shopping district, and the same distance from Willamette University. Please see the Due Diligence section for Salem demographics.
Zoning & Other Use Restrictions
Zoning and use restriction summary:
Current zoning is Public and Private Health Services (PH), and the Comprehensive Plan designation is Community Service - Hospital. DAS anticipates co-operating with the successful Proposer as Proposer pursues a Comprehensive Plan Map amendment and zone change to suit Proposer’s development plan as a condition of closing.
Facilities and Grounds
Facilities and Grounds summary:
The Property is currently being cleared of all buildings, foundations, and utility tunnel systems, with completion anticipated by June 30, 2017. All subterranean spaces will be filled with an engineered structural fill, leaving a clean, shovel-ready building site. Utilities, excepting some existing storm sewers, are being removed. DAS is working with the City of Salem (“City”) to subdivide the Property from the larger parcel known as the North Campus, which is bounded by Center Street NE, 23rd Street NE, D Street NE, and Park Ave NE. Additional predevelopment work with the City is currently underway, and is described in the Due Diligence section of this RFP. The Optional Parcel currently provides shared parking for Yaquina Hall (50 spaces) and the Dome Building (160 spaces). Acquisition and development of the Optional Parcel must accommodate parking for these facilities, either on the Optional Parcel or elsewhere within 500 feet of the respective buildings. DAS is open to sale of the entire Optional Parcel, the air rights above the parking facilities, or other arrangements. Proposals need not include the Optional Parcel.
The Property is currently served by City water, Portland General Electric, Northwest Natural Gas, and telecom/data. The City of Salem plans to install, at the City’s cost, a new public sewer main adequate to serve the Property and adjoining parcels. Please see Due Diligence section for information about specific public utility improvements.
Environmental Conditions summary:
All underground storage tanks have been properly decommissioned, and there are no known environmental concerns for which Proposer will be responsible. Please see Due Diligence section of the RFP
Phase I Environmental Site Assessment (ESA) report available:
Phase II Environmental Site Assessment (ESA) report available: