Jay Motwani, PE and Vice President, has been a leader at Weston Solutions, Inc. for over 35 years. In his role as VP of Sustainable Infrastructure and Development Solutions, Jay has led countless brownfield redevelopment projects and has a proven track record of delivering successful projects to clients Jay’s expertise lies in environmentally responsible redevelopment, risk analysis and mitigation, remediation, water/wastewater and energy management, site/plant development and construction, strategic compliance management, and resource efficiency. His leadership and dedication to eco-friendly infrastructure development and the redevelopment of brownfields have contributed significantly to the success of our clients.
What are brownfields and why is brownfield redevelopment so important?
Brownfields are former industrial or commercial properties that have been environmentally compromised due to the presence or potential presence of hazardous substances, pollutants, or contaminants. Brownfield redevelopment is the process of cleaning up and reusing these properties for beneficial purposes.
Brownfield redevelopment projects are essential for building a more sustainable and equitable future. They:
- Clean up contaminated soil and water, improving the natural environment and public health.
- Encourage reuse of contaminated sites, instead of developing new or agricultural lands.
- Are often located in central areas with existing infrastructure near job centers, shopping areas, schools, and public transit.
- Increase adjacent property values, increase tax revenue, and create new jobs in communities.
How can Brownfields be transformed?
Brownfield redevelopment can take many forms, from creating recreational spaces like parks and plazas to developing mixed-use projects that combine residential, commercial, and entertainment components. Brownfields can also be converted into industrial facilities such as warehouses or repurposed as residential properties.
Throughout my time with Weston, I have worked on over 50 major redevelopment projects that have transformed brownfields into various types of developments. For example, I have successfully converted brownfields into recreational facilities like sports complexes including a professional soccer stadium in Chester, PA and a softball stadium in Wilmington, DE. I have worked on multifamily housing for students and families in Greensboro, NC; Wilmington DE; and Philadelphia, PA, and have redeveloped mixed-use complexes in Maryland and California. Other brownfield redevelopment projects have included commercial complexes such as offices and hotels in Washington DC and Texas; warehouses and manufacturing in Massachusetts and Maryland; and educational facilities like schools in Norristown, PA.
The redevelopment of the Professional Soccer Stadium and Entertainment Complex, in Chester, PA is one example of an impressive and successful transformation. The former brownfield site was fast-tracked for development as a soccer stadium, practice fields, a training center, and offices to support the soccer team. The site had historically been used for a variety of industrial uses, including as a manufactured gas plant, power generation, industrial manufacturing, and commercial hazardous waste treatment facilities. When the site usage changed from industrial to recreational, residential clean-up standards were applied for remediation and redevelopment of the site. Weston identified and eliminated potential pathways where contamination could migrate by installing barriers or using soil remediation techniques. Nearly 15,000 cubic yards of soil were reused on site by integrating grading and building plan designs. Wetlands were also mitigated on-site using an innovative approach to build an engineered tidal wetland on a portion of the site where the gas plant was previously located. The innovative design of the wetlands enabled them to be used for educational purposes for the community as well as facilitate the adjacent area to be developed as a park for the residents. A new expansion is currently underway that will provide an indoor soccer field with supporting amenities as an addition to the outdoor soccer stadium, practice fields, offices, and training center.
Are environmental issues a major factor in moving brownfield redevelopment projects forward? In what way?
Yes, environmental issues are a major factor in moving brownfield redevelopment projects forward. Not only are there regulatory drivers for protection of human health and the environment, but the ability to develop a viable financial plan and secure financing for redevelopment projects are also dependent on successfully addressing environmental issues at brownfield sites. In addition to navigating the regulatory environment and financial obstacles, addressing the remedial issues at the site is also a challenge. This can take time, as it involves testing, strategic planning, remediation, permitting, community engagement, and cleanup to mitigate any contamination. This can delay the project and add expense, so it is imperative to integrate and align remediation approaches from the early stages of development planning. This requires a deep understanding of not only the regulatory and technical aspects of remediation, but also expertise and well-rounded experience in strategically integrating technical, regulatory, business and community relations considerations.
How do you assist our clients with getting around barriers to redevelopment?
We assist clients with creating redevelopment strategies that address environmental, regulatory, stakeholder, and financial challenges. One way we do this is by helping them navigate the regulatory landscape. We formulate regulatory strategies that align with the proposed use of the site, ensuring compliance and facilitating the project’s progress.
Additionally, we explore environmental and infrastructure solutions that are compatible with the redevelopment strategy. For example, when redeveloping a contaminated site for condominium construction, we may propose a solution where most of the contamination is contained by placing a hardscape or a cover over the property. We can also implement institutional controls to regulate activities on the property, such as excavations deeper than a certain depth post development are governed by a comprehensive site management plan. By integrating the development features with environmental solutions, we eliminate environmental risks while ensuring the development’s viability and safety for residents.
We also assess the regulatory feasibility of specific development plans. If single-family homes are not suitable due to regulatory constraints, we advise clients on alternative options such as multifamily townhomes, where we can place certain restrictions on the homeowner association. These institutional controls, like deed restrictions, ensure that the development aligns with regulatory requirements and mitigates risks.
For brownfield sites with groundwater related impacts, we strategically apply in-situ treatment technologies that do not interfere with development plans and meet regulatory requirements. For example, we have applied in-situ oxidation and in-situ bioremediation atsites impacted with chlorinated solvents and petroleum hydrocarbons. For sites where groundwater impacts indicate a potential for indoor air risks, we have worked with client’s architectural and design engineers to find alternatives to sub-slab depressurization systems (SSDS). For example, we have enabled developments to incorporate parking on the first floor, with added venting or open-air circulation, as needed. And for high rise residential developments where vapor intrusion may pose a risk to residents, we have enabled the use of first floor for commercial use (e.g., retail stores), with residential units located above second floor, based on sampling results and modeling.
We take a holistic approach to brownfield redevelopment, aligning infrastructure, development features, remediation technologies, and regulatory frameworks to create solutions that are compatible with the community and intended use of the property. By integrating environmental considerations into the redevelopment strategy, we help our clients navigate barriers and achieve successful redevelopment outcomes.
What are the key elements of a successful project? Can you give us some specific examples of successful projects?
Successful redevelopment projects require strategic vision, stakeholder alignment, deployment of compatible and cost-effective technologies, attention to schedule and cost, and meaningful community engagement with effective communication. By considering these factors, projects can overcome challenges, gain necessary approvals, and achieve their intended goals.
One example that comes to mind is a high-rise residential development project I worked on in Wilmington, DE. The site was formerly used for a variety of industrial purposes, including manufacturing, dry cleaning, and gas station operations. Before redevelopment could begin, the site needed to be remediated to remove abandoned tanks from a multitude of industrial uses, address groundwater issues due to historical dry-cleaning operations, and mitigate vapor intrusion risks.
To remediate the site, we removed contaminated soil and excavated foundations. We recycled the debris on-site or reused offsite with regulatory approval. The building design included two floors of parking. The lower level is below ground and includes appropriate venting, and the next floor is a partially open parking floor with open air ventilation. We addressed the vapor intrusion risk by using ventilated garage floors and we mitigated groundwater issues by monitoring the natural processes of attenuationas the off-site source, which was identified through Weston’s investigation and was remediated in coordination with our client’s development.
This project was successful because of the team of experts behind it. With years of experience in remediation work, we were able to ensure that the process was both cost effective and provided the best quality. We also consistently aligned our planning with the client’s desired outcome.
