October 31, 2005
COMMENTARY: Base plan | More ideas for what to do with Brunswick Naval Air Station — a tradeport, or a mixed-use facility?
By David Dargie And Stephen Plunkard
Senior vice presidents, Dufresne-Henry, Portland
Ever since the Base Realignment and Closure Commission voted to close Brunswick Naval Air Station in late August, speculation has abounded on what to do with the site. As "A blank canvas" (Sept. 19) pointed out, propositions run the gamut from business complexes to a Nascar racetrack.
There's no doubt the base has the potential to be a land of plenty, with its prime coastal location just off I-295 and Route One. But with a seemingly bottomless pool of options for the site, finding the right solution for realizing that plenty will be tough. From a planning and engineering perspective, however, at least two redevelopment alternatives stand out as the more viable possibilities for getting the best return on investment for Brunswick and its residents.
The Pease prototype
The former Pease Air Force Base in Portsmouth, N.H. is fast becoming the base realignment model to which most state and city officials are turning ˆ and with good reason. Pease and Brunswick have obvious parallels; both have large airfields, access to ocean ports and proximity to major interstate highways. Pease has leveraged those assets into a massive international business complex known as the Pease International Tradeport, which now harbors 218 business tenants that provide more than 5,500 jobs.
Pease's location near the business hub of Boston undoubtedly contributed to its success, but a Pease-like development is nevertheless a viable choice for Brunswick. Although BNAS's runways could accommodate large passenger jets, such demands are currently being met by the Portland International Jetport to the west and Knox County Regional Airport to the east. Both of these airports also have established airline routes, as well as the associated facilities to support air carrier operations and the general public.
The large runways are perfect, however, for the sizeable cargo jets necessary for international trade. Moreover, the base's current resources easily support ˆ and were, in fact, created for ˆ aviation uses. Several buildings on the base are already equipped to serve as aircraft maintenance facilities, warehouses, office centers and a wide range of other support services. The base's aviation facilities have recently been upgraded, including improvements to aircraft hangars and the airfield itself, creating a state-of-the-art facility capable of being adapted to a host of diverse and simultaneous uses.
What's more, the area is on a "great circle" route of air travel to and from Europe, making it one of the first airports that jets come across as they enter U.S. airspace. As many others have already pointed out, these circumstances make Brunswick an ideal location not only for an aviation trade center, but also for the various services that accompany international travel, such as cargo inspection sites, customs facilities and passport and visa processing offices.
And attracting businesses to a Pease-type scenario might not be as difficult as one would expect. The large industries that currently make up the bulk of the Brunswick region's economy ˆ health care, manufacturing, retail and finance, among others ˆ are very similar to those that now occupy the Pease Tradeport. For those companies competing for business in the crowded Portland metropolitan area, centering their operations in Brunswick could provide new markets and economic boosts. As it has been for a number of closed bases, the Pease scenario is undoubtedly one of the most feasible alternatives for Brunswick.
A more radical approach
While a tradeport is, indeed, a practical option, it's not exactly ground-breaking. A more innovative alternative for the base ˆ one that pioneers both base realignment and the real estate development industry ˆ involves looking toward the future of sustainable communities.
As the aftermath of the recent hurricane season has demonstrated, we have a dangerous dependence on nonrenewable fossil fuels (natural gas, oil, etc.), and we are using them up quickly. The practice of tapping into renewable energy sources, however, is gaining momentum, and planning and real estate development has begun to follow suit. Across the globe, a number of mixed-use, master-planned developments are cropping up that incorporate environmentally friendly, energy-efficient components and processes into their design. These developments are marketed as innovative communities that foster environmental consciousness, prevent sprawl and cultivate a sense of place and environmental responsibility in their residents.
Transforming closed military bases into mixed-use residential and commercial centers is nothing new. When the former Lowry Air Force Base in Denver, Colo., was closed in 1994, its redevelopment authority settled on a plan to transform the existing urban area into a new community altogether. Today, Lowry has almost completed its vision of 4,500 mixed-income homes and apartments, a 156-acre campus for three community colleges, a variety of small service and retail businesses, and nearly 800 acres of recreation space. According to the development's website, Lowry has become "a model community for urban-infill projects across the country."
Brunswick has the opportunity to take that model to the next stage ˆ sustainability. This community would not only offer housing and small business opportunities for different incomes and lifestyles, but it would also serve as a regional leader for innovations in sustainability. The new mixed-use development could be the first community in New England to be certified by the LEED (Leadership in Energy and Environmental Design) Green Building Rating System, a national standard for developing high-performance, sustainable buildings. The LEED program provides checklists for developers to help them incorporate sustainable site development, water savings and energy efficiency into new buildings. The program then rates the buildings on the success of these efforts.
Housing for hundreds of families already exists on the base. Many of these buildings will need significant renovations, during which they could be retrofitted to meet LEED standards. New buildings, of course, would incorporate LEED designs as well. These new practices alone conserve energy, but the community could extend that conservation by incorporating facilities for generating renewable energy into the design and infrastructure of the development. Brunswick's coastal location is naturally abundant in water and wind, making wind and hydropower likely options. Solar and geothermal power facilities could just as easily be included in the development's sustainability plans.
To further reduce the use of fossil fuels within the community, walking and biking would be encouraged through a path network, interconnected open spaces and other recreational facilities. Bus routes through the neighborhood would promote mass transportation, and area gas stations could offer alternative fuels, such as biodiesel, for cars that accommodate them. Recycling would also be a central principle of this community, with multiple comprehensive recycling centers, water recycling systems and composting facilities available to residents. Many of the base's existing industrial buildings could house such activities.
Aside from practicing sustainability in its residential areas, the development also could position itself as the regional hub for developing new techniques and technologies for the field of sustainable development. A research and development center ˆ the New England Center for Sustainable Communities ˆ could take shape there, serving as both a think tank and a manufacturing facility for "green," or environmentally friendly, technologies. This center would create new jobs and attract like-minded businesses and residents to the Brunswick area.
The base's existing infrastructure and amenities are a natural match for such a development. As it is currently arranged, industrial facilities comprise most of the base's western half, while the residential and recreational areas are situated on the eastern, ocean-facing half. Businesses, utility centers and laboratories could occupy that western side while neighborhoods, parks and schools would remain in the east, where housing, school buildings and open space already exist. The eastern side of the base is also home to several acres of wetlands and a tidal estuary at Harpswell Cove, both of which could easily be incorporated into the design and educational components of the community.
The principles of sustainability and environmental consciousness would permeate every fiber of this community, from the construction and operation of its buildings and businesses to community activities and school curricula. Combined with the site's premier location on the beautiful Maine coast, this forward-thinking approach would undoubtedly draw residents and businesses alike and position Brunswick as one of the world's leaders in sustainable design.
Combination platter
But what about the airfield? This is one of the more crucial questions that will crop up as various alternatives for community development at the base are pursued. At Lowry, the redevelopment authority determined to do away with the base's runways entirely, converting parts into roads and removing others completely. This decision, however, was a big one ˆ it cost $40 million and took more than two-and-a-half years to complete. But the investment was a fundamental component of the authority's mission to convert and recycle existing urban land into a community based around preventing sprawl, reducing pollution and preserving natural resources.
Using all of the base's land for small business and residential development is an option for Brunswick. Or, at least one runway could be incorporated into the development, adding another amenity for aviation enthusiasts and small businesses alike. This idea of an "airpark" neighborhood is becoming increasingly more popular in the retirement areas of such states as Florida, Arizona and Texas. Airpark communities allow private airplane owners and operators to use and park their planes practically in their own backyards, a draw for recreational pilots who usually have to travel to an airport and pay sometimes large fees to rent hangars. The base's current organization, with the airstrip on the western edge of the base and residential areas on the east, could accommodate such an airpark if the interest is there. But developers would have to make sure that such interest complements the sustainable principles around which the development would be organized, constructed and promoted. The idea remains, however, one worth investigating.
However Brunswick Naval Air Station is redeveloped, residents, businesses and town officials must remember that it will take time. Pease took nearly 10 years to become the successful enterprise it is today. At Lowry, which closed in 1994, portions of the plan are still in the development and construction stages. But even with a partially completed development, Lowry has already reported creating a $4 billion gross economic impact on surrounding communities, and it earned the 1999 Sustainable Community Award from the U.S. Conference of Mayors and National Association of Counties.
The option of redeveloping the base offers the town of Brunswick, its residents and its neighbors a golden opportunity for economic rebirth and a chance at becoming a global leader in sustainability. The success of any venture will continue to support Maine's economy and further strengthen its reputation across the globe.
Ever since the Base Realignment and Closure Commission voted to close Brunswick Naval Air Station in late August, speculation has abounded on what to do with the site. As "A blank canvas" (Sept. 19) pointed out, propositions run the gamut from business complexes to a Nascar racetrack.
There's no doubt the base has the potential to be a land of plenty, with its prime coastal location just off I-295 and Route One. But with a seemingly bottomless pool of options for the site, finding the right solution for realizing that plenty will be tough. From a planning and engineering perspective, however, at least two redevelopment alternatives stand out as the more viable possibilities for getting the best return on investment for Brunswick and its residents.
The Pease prototype
The former Pease Air Force Base in Portsmouth, N.H. is fast becoming the base realignment model to which most state and city officials are turning ˆ and with good reason. Pease and Brunswick have obvious parallels; both have large airfields, access to ocean ports and proximity to major interstate highways. Pease has leveraged those assets into a massive international business complex known as the Pease International Tradeport, which now harbors 218 business tenants that provide more than 5,500 jobs.
Pease's location near the business hub of Boston undoubtedly contributed to its success, but a Pease-like development is nevertheless a viable choice for Brunswick. Although BNAS's runways could accommodate large passenger jets, such demands are currently being met by the Portland International Jetport to the west and Knox County Regional Airport to the east. Both of these airports also have established airline routes, as well as the associated facilities to support air carrier operations and the general public.
The large runways are perfect, however, for the sizeable cargo jets necessary for international trade. Moreover, the base's current resources easily support ˆ and were, in fact, created for ˆ aviation uses. Several buildings on the base are already equipped to serve as aircraft maintenance facilities, warehouses, office centers and a wide range of other support services. The base's aviation facilities have recently been upgraded, including improvements to aircraft hangars and the airfield itself, creating a state-of-the-art facility capable of being adapted to a host of diverse and simultaneous uses.
What's more, the area is on a "great circle" route of air travel to and from Europe, making it one of the first airports that jets come across as they enter U.S. airspace. As many others have already pointed out, these circumstances make Brunswick an ideal location not only for an aviation trade center, but also for the various services that accompany international travel, such as cargo inspection sites, customs facilities and passport and visa processing offices.
And attracting businesses to a Pease-type scenario might not be as difficult as one would expect. The large industries that currently make up the bulk of the Brunswick region's economy ˆ health care, manufacturing, retail and finance, among others ˆ are very similar to those that now occupy the Pease Tradeport. For those companies competing for business in the crowded Portland metropolitan area, centering their operations in Brunswick could provide new markets and economic boosts. As it has been for a number of closed bases, the Pease scenario is undoubtedly one of the most feasible alternatives for Brunswick.
A more radical approach
While a tradeport is, indeed, a practical option, it's not exactly ground-breaking. A more innovative alternative for the base ˆ one that pioneers both base realignment and the real estate development industry ˆ involves looking toward the future of sustainable communities.
As the aftermath of the recent hurricane season has demonstrated, we have a dangerous dependence on nonrenewable fossil fuels (natural gas, oil, etc.), and we are using them up quickly. The practice of tapping into renewable energy sources, however, is gaining momentum, and planning and real estate development has begun to follow suit. Across the globe, a number of mixed-use, master-planned developments are cropping up that incorporate environmentally friendly, energy-efficient components and processes into their design. These developments are marketed as innovative communities that foster environmental consciousness, prevent sprawl and cultivate a sense of place and environmental responsibility in their residents.
Transforming closed military bases into mixed-use residential and commercial centers is nothing new. When the former Lowry Air Force Base in Denver, Colo., was closed in 1994, its redevelopment authority settled on a plan to transform the existing urban area into a new community altogether. Today, Lowry has almost completed its vision of 4,500 mixed-income homes and apartments, a 156-acre campus for three community colleges, a variety of small service and retail businesses, and nearly 800 acres of recreation space. According to the development's website, Lowry has become "a model community for urban-infill projects across the country."
Brunswick has the opportunity to take that model to the next stage ˆ sustainability. This community would not only offer housing and small business opportunities for different incomes and lifestyles, but it would also serve as a regional leader for innovations in sustainability. The new mixed-use development could be the first community in New England to be certified by the LEED (Leadership in Energy and Environmental Design) Green Building Rating System, a national standard for developing high-performance, sustainable buildings. The LEED program provides checklists for developers to help them incorporate sustainable site development, water savings and energy efficiency into new buildings. The program then rates the buildings on the success of these efforts.
Housing for hundreds of families already exists on the base. Many of these buildings will need significant renovations, during which they could be retrofitted to meet LEED standards. New buildings, of course, would incorporate LEED designs as well. These new practices alone conserve energy, but the community could extend that conservation by incorporating facilities for generating renewable energy into the design and infrastructure of the development. Brunswick's coastal location is naturally abundant in water and wind, making wind and hydropower likely options. Solar and geothermal power facilities could just as easily be included in the development's sustainability plans.
To further reduce the use of fossil fuels within the community, walking and biking would be encouraged through a path network, interconnected open spaces and other recreational facilities. Bus routes through the neighborhood would promote mass transportation, and area gas stations could offer alternative fuels, such as biodiesel, for cars that accommodate them. Recycling would also be a central principle of this community, with multiple comprehensive recycling centers, water recycling systems and composting facilities available to residents. Many of the base's existing industrial buildings could house such activities.
Aside from practicing sustainability in its residential areas, the development also could position itself as the regional hub for developing new techniques and technologies for the field of sustainable development. A research and development center ˆ the New England Center for Sustainable Communities ˆ could take shape there, serving as both a think tank and a manufacturing facility for "green," or environmentally friendly, technologies. This center would create new jobs and attract like-minded businesses and residents to the Brunswick area.
The base's existing infrastructure and amenities are a natural match for such a development. As it is currently arranged, industrial facilities comprise most of the base's western half, while the residential and recreational areas are situated on the eastern, ocean-facing half. Businesses, utility centers and laboratories could occupy that western side while neighborhoods, parks and schools would remain in the east, where housing, school buildings and open space already exist. The eastern side of the base is also home to several acres of wetlands and a tidal estuary at Harpswell Cove, both of which could easily be incorporated into the design and educational components of the community.
The principles of sustainability and environmental consciousness would permeate every fiber of this community, from the construction and operation of its buildings and businesses to community activities and school curricula. Combined with the site's premier location on the beautiful Maine coast, this forward-thinking approach would undoubtedly draw residents and businesses alike and position Brunswick as one of the world's leaders in sustainable design.
Combination platter
But what about the airfield? This is one of the more crucial questions that will crop up as various alternatives for community development at the base are pursued. At Lowry, the redevelopment authority determined to do away with the base's runways entirely, converting parts into roads and removing others completely. This decision, however, was a big one ˆ it cost $40 million and took more than two-and-a-half years to complete. But the investment was a fundamental component of the authority's mission to convert and recycle existing urban land into a community based around preventing sprawl, reducing pollution and preserving natural resources.
Using all of the base's land for small business and residential development is an option for Brunswick. Or, at least one runway could be incorporated into the development, adding another amenity for aviation enthusiasts and small businesses alike. This idea of an "airpark" neighborhood is becoming increasingly more popular in the retirement areas of such states as Florida, Arizona and Texas. Airpark communities allow private airplane owners and operators to use and park their planes practically in their own backyards, a draw for recreational pilots who usually have to travel to an airport and pay sometimes large fees to rent hangars. The base's current organization, with the airstrip on the western edge of the base and residential areas on the east, could accommodate such an airpark if the interest is there. But developers would have to make sure that such interest complements the sustainable principles around which the development would be organized, constructed and promoted. The idea remains, however, one worth investigating.
However Brunswick Naval Air Station is redeveloped, residents, businesses and town officials must remember that it will take time. Pease took nearly 10 years to become the successful enterprise it is today. At Lowry, which closed in 1994, portions of the plan are still in the development and construction stages. But even with a partially completed development, Lowry has already reported creating a $4 billion gross economic impact on surrounding communities, and it earned the 1999 Sustainable Community Award from the U.S. Conference of Mayors and National Association of Counties.
The option of redeveloping the base offers the town of Brunswick, its residents and its neighbors a golden opportunity for economic rebirth and a chance at becoming a global leader in sustainability. The success of any venture will continue to support Maine's economy and further strengthen its reputation across the globe.
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