Redevelopment Newsletter, Fall 2020 Redevelopment News: Brunswick Landing Business Growth Remains Strong Despite Challenges

Director’s Report

The COVID 19 pandemic has certainly changed the world we live in and how we functionally interact. While the coronavirus continues to take a toll on the national and State economy, we feel fortunate to be in Maine; to live in a relatively safe place where social distancing is less challenging than in urban areas.
At MRRA, we are grateful the pandemic has not severely impacted the redevelopment effort. The vast majority of the businesses on the two campuses have been able to ride out the storm, and in some cases, thrive. STARC Systems and SaviLinx are two outstanding examples. Both firms were named to Inc. Magazine’s top 5,000 fastest growing business list; STARC for the second year in the row (24th fastest manufacturer), and SaviLinx for the fourth consecutive year. Flight Deck Brewing also recently received recognition as the best taproom in Maine! And Wicked Joe has been awarded B Corporation certification, for exemplary social and environmental business practices.
We are so proud of these great business examples, as well as all of our great innovative businesses who have chosen to make their investments at the former Navy base.
Air traffic at Brunswick Executive Airport was obviously down in the spring at the pandemic’s peak, but it has rebounded nicely this summer, with August being the best in history even without the airshow, which unfortunately had to be canceled due to COVID-19 restrictions on assemblies.
Construction activity continues to grow on the former base, with more than 100,000 SF of commercial space under construction. In addition, over 200 new multi- and single family dwelling units are being constructed (in areas planned for that growth), to accommodate the housing needs of the local workforce.
While 2020 has changed the way we all do business (lots of Zoom meetings, no trade shows, and many staffers working remotely), the most important things haven’t changed for us: — our passion for embracing innovation; and implementation of the Reuse Master Plan in an environmentally sensitive and sustainable manner.
We don’t expect the pandemic to disappear right away, but we’ll continue to roll up our sleeves and do the best we can to deliver on the promise of Brunswick Landing as Maine’s Center of Innovation.
Read “Redevelopment 2.0” a story about MRRA’s latest efforts and new business outreach development strategies in the Mainebiz Factbook.

Westside Property Planning Moving Forward

MRRA is working with the Town of Brunswick staff to conduct a land use planning exercise for a recently-acquired parcel of land (through the Navy’s property conveyance mechanism) on the west side of Brunswick Landing. Originally, Bowdoin College was designated to receive this land from the Navy via a Public Benefit Conveyance. Several years ago, Bowdoin decided to relinquish the property back to the federal government. In 2019, the Navy added it to MRRA’s Economic Development conveyances, as this was the only federal conveyance mechanism allowed by law. The subject property is currently zoned for Growth-College Use in the Town of Brunswick Zoning Ordinance.
In order to ascertain the future land uses of this property, we’ve initiated a public planning process and we are seeking the public’s help. Our planning consultant, Sebago Technics, was charged with helping us develop a new land use plan for this parcel. As part of this process, due to COVID limitations on in-place public meetings, we needed to abandon the traditional public meeting format. Sebago Technics developed a virtual planning initiative, where the public can participate at its convenience and pace.
The first phase of the effort included a comprehensive evaluation of the land and natural characteristics of the property. Secondly, Sebago Technics created an innovative virtual tour of the subject property (via ground and air) as well as a web-based survey. This survey, which concluded on August 21, resulted in over 530 individuals taking the the virtual tour and responding to the survey. 81% of these respondents were Brunswick residents, with 6% being local students. We feel this was an outstanding initial response from the community.
The next step in the process will be to develop several land use scenarios for the property based on the initial surveys and solicit additional public thoughts on the ultimate mix of potential uses and land use patterns. MRRA will then amend its Reuse Master Plan to accommodate the desired land use pattern. Following that effort, we will work with the Town to make the appropriate adjustments to the Town’s Comprehensive Plan and Zoning Ordinance.

New Businesses Join the Brunswick Landing Family

There are now more than 130 entities doing business at Brunswick Landing and nearly a third of them never existed in the state of Maine prior to the base closure.
Collectively, they’ve created more than 2,200 jobs. The latest arrivals include VALT Enterprises, The Maine Spaceport Leadership Council, Sunbird Aviation Maintenance, CFI Collective, New England Aviation Academy, Brunswick Topsham Land Trust and Cathance River Educational Alliance (CREA). We also had a business change its name. HERE Engineering is now called Vivid Cloud. Vivid Cloud is one of the fastest growing companies at Brunswick Landing with 75 employees after starting in TechPlace with just a half dozen workers two years ago. In 2018, VividCloud moved into MRRA’s old quarters on the second floor of Hangar 6. It is expanding into newly remodeled space on the first floor to accommodate its growth. More about VividCloud.

Environmental Update: Remediation Continues

As a former military installation since 1942, there is certainly the existence of environmental contamination on the former Navy base meeting the Superfund site criteria. These sites have been well documented and continually being characterized and remediated to mitigate the public health and environmental risks to the public and ecosystems in the community.
Under the United States federal Superfund law, officially known as the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (CERCLA), the U.S. Navy is legally responsible for the remediation of any designated contaminants that resulted from its operations. While the emerging contaminants associated with PFAS and PFOA compounds are not designated by CERCLA, the Navy has elected to manage these issues in similar fashion to other CERCLA-regulated chemicals at Brunswick. These compounds are derived from the historical releases of firefighting foam on the airport property for storage, training and aircraft related firefighting activities.
Since its inception, MRRA has worked closely with the Navy, U.S. Environmental Protection Administration (EPA) and the Maine Department of Environmental Protection (DEP) to help facilitate appropriate environmental remediation of contaminated sites and ensure the safe transfer of properties for redevelopment or conservation purposes in accordance with the Reuse Master Plan and within our legislative mandate to redevelop the base. As a recent example, MRRA has worked with these entities to establish a model protocol for the management and treatment of PFOA/PFOS chemicals in groundwater, should they be encountered during any construction related activities.
One of the central tenets of MRRA’s redevelopment effort is to ensure that all land use activities are conducted in an environmentally sensitive matter, with a focus on sustainability and smart growth. To meet this objective, MRRA has adopted development design guidelines to ensure quality development on the Brunswick Landing campus and a natural resources management plan to manage the preservation of natural areas and critical habitats on property we control. We urge other major landowners to similarly manage their natural and open space areas.
Furthermore, Brunswick Landing derives 100% of its electric power from renewable sources, the majority of which comes from on-campus generation (solar and anaerobic digestion) activities. This is just one of the reasons the NAS Brunswick redevelopment effort has been recognized as one of the best models in the country. Current environmental projects we are participating in including the following:

• PFOA/PFOS
  Following-up on its comprehensive analysis on the existence of PFOA/PFOS substances on Brunswick Landing, the Navy is in the process of evaluating the physical storm drainage systems on campus to determine whether or not they could be conduits of contaminated groundwater from hot spots to surface drainage systems. The Navy will continue to sample and monitor the existence of these chemicals and manage as appropriate.
• Former Picnic Pond Stormwater Retention System
  The Navy, in coordination with the Maine DEP and the EPA is drafting the final Record of Decision (ROD) for remediation of the former Picnic Pond stormwater retention system. After reviewing and conferring on the nature of the community and regulator comments on the original draft ROD, the Navy is proposing a more aggressive remedy to remove the impacted sediments in Picnic Pond and not leave any contamination behind so the area would be available for Unlimited Use, Unrestricted Exposure (UU/UE). The remediation work is planned for the summer of 2021.
• Site 7 Investigation
  The Navy is currently conducting additional investigations of site 7, a former Navy storage area behind the Captains Way housing area. This study will determine if any further remediation is required.
• Topsham Standpipe removal, lead paint clean-up
  MRRA staff continues to work with our environmental consultants (Ransom Consulting, Inc.), the DEP and Costello Dismantling to remove the lead contaminated soils associated with the former Navy standpipe. We are planning the final remediation to be concluded this month.

Infrastructure Improvements an Ongoing Effort

Since 2011, when MRRA began accepting the utility systems from the Navy, it has maintained a robust capital improvement program designed to upgrade the legacy Navy systems to modern standards. In accordance with its Infrastructure Master Plan and capital improvement program, MRRA has invested nearly $3.5 million in upgrading the sanitary sewer, water and electric systems on the campus to date.
The latest project, which is commencing this month, includes the $1.5 million upgrade to three sewer pump stations on Brunswick Landing. This project involves the complete replacement of the largest pump station serving the existing commercial and industrial areas of Brunswick Landing, and two other pump stations serving hangars 5 and 6. The costs of expansions and upgrades to the existing infrastructure systems, which are needed to support new development activity, are borne by those developments.
In 2019, MRRA completed a physical assessment of the stormwater delivery system on the airport and is seeking funds to make the necessary repairs. We now will be evaluating the physical conditions of the majority of the remaining campus-wide stormwater system and will seek funding to make appropriate repairs. Our future plans also call for securing funding to construct several new road connections to provide better access to Brunswick Landing and upgrading existing roads and the stormwater distribution system on the Brunswick Landing campus.

Building Boom: Construction Projects Add 100,000 SF of New Space

Construction activity continues to be robust at Brunswick Landing. Four new commercial buildings are currently under construction, including two office buildings and two restaurants. The largest project is a 56,000 SF medical office building for Martin’s Point Health Care between Bath Road and Allagash Drive on the site of the old Seabee Compound. The building is slated for completion by the summer of 2021. Also in the works is a new 20,000 SF building for Wild Oats Bakery and Cafe on Fitch Avenue. Wild Oats is moving from its downtown location when the building is ready this fall. New buildings along Bath Road for Bar Harbor Bank and Trust and Dunkin’ Donuts are also on track to open this fall. Additionally, more than 200 single and multi-family housing units are in the process of being built on Brunswick Landing to meet the critical need for workforce housing in Brunswick, in accordance with the Reuse Master Plan and Town zoning. View photos of these projects on our website or Facebook page.

More Surplus Property on Way from Navy

MRRA expects the Navy to transfer several dozen acres by the end of 2020 once environmental clearances from the regulators have been obtained. The former Navy ball fields, where the original fuel farm was located, is one of the highest profile properties scheduled to be conveyed. The parcel, roughly 10 acres, is just off Admiral Fitch Avenue near the Pegasus Street intersection. The property, located in the Community / Mixed Use District GM7, is ideal for a variety of uses, including professional office, high tech, or light manufacturing. While MRRA awaits the property, other lots are in the subdivision planning stages for existing vacant land along Allagash Drive, Katahdin Drive and Commerce Drive (to be built). Altogether, more than 40 acres will be available for future development within the next year.

Featured Properties: South Side Industrial Facilities Ready for Manufacturing Companies

STARC Systems recently expanded into about 40,000 SF at 112 Orion Street. STARC moved out of the neighboring facilities at 166 and 162 Orion Street, giving MRRA an additional 22,000 SF to lease. Former Building 553 at 166 Orion Street is one of the newest and nicest buildings on campus. The 16,000 SF building has twin 16’ overhead doors on each end, 18’ clear span and 1,600-amp electrical service. It includes about 600 SF of office space in the building. Former Building 555 at 162 Orion was previously the Navy’s sonobuoy facility. It’s about 6,400 SF and has three 10’ overhead doors. It has a flexible floor plan with two manufacturing spaces, including one with a half ton gantry crane in place. The buildings are next door to one another — ideal for a business that needs extra space to grow. Contact MRRA Real Estate Manager Ben Sturtevant for more info.

Airport Traffic Back On Pace

Flight operations and fuel sales at Brunswick Executive Airport dropped a bit earlier this year. Like most every other airport round the world, we experienced less air traffic as the pandemic wiped out air travel globally. But July and August are looking much better. We’re not to the level we projected at the beginning of the year (5% growth), in part due to the cancellation of the Great State of Maine Air Show. Air traffic may be down, but the airport remains very busy. New Hangar 7 is completely full and we have a 14-pilot waiting list for T-hangars. Hangars 4 and 6 are mostly full with only about 25,000 SF available. Hangar 5 is about 50% full with an additional 50,000 SF hangar space available and 10,000 SF of shop/office space. Read about the airport in the Times Record.

Redevelopment Quiz

What was the building the Flight Deck Brewing occupies previously used for by the Navy? Click here for the answer.