APPENDIX B: DESCRIPTION OF SITE AND BUILDINGS
In 1994, approximately 110 acres of the North Truro Air Force Station were conveyed to the National Park Service. The Landscape Site Plan illustrates the existing built environment and anticipated site improvements. NPS has already initiated site improvements such as the installation of native plantings, outdoor seating, safety lighting, murals, sculptural works, an ocean-viewing platform, and interpretive panels. Program Partners will further the development of the site by rehabilitating and retrofitting buildings individually and jointly.
Of the 57 buildings at the site, 25-45 buildings are in use or are slated for reuse. The total building inventory of the site is approximately 115,000 square feet. The Environmental Assessment prepared by the NPS proposed demolition of approximately 24,000 square feet of residential and other structures, leaving a significant inventory of remaining available buildings. Detailed inventories of building condition have been conducted by the NPS to identify structural problems, hazardous materials, and other material and site issues. NPS national policies permit leasing of existing buildings on this site, which could enable designated Program Partners to rehabilitate structures in conformance with NPS guidelines, which require a scale and character of rehabilitation that will be similar to the current building stock, as well as incorporation of features that will encourage green redevelopment and building sustainability. NPS policies do not generally allow new construction on the part of its Program Partners.
UtilitiesThe NPS has been working to incrementally achieve infrastructure upgrades. In 2007, initial water, fire suppression, electrical, and wastewater system improvements were completed for buildings in the main quadrangle area, reactivating major portions of existing systems. The overhead electric utility system was largely repaired in 2010. The NPS has submitted funding requests for additional upgrades to these systems, including sliplining of existing water pipes. Tenants will be responsible for utility hook-ups to existing services, and possibly for added capital utility systems if more federal funds do not become available.
NPS installed a Title 5 sewage disposal system designed to accommodate the early stages of redevelopment at the Highlands Center. The system includes a pumping station and septic tank located east of Building T5, and a new subsurface disposal field located at the east of the site near Buildings 22 and 23. The capacity of the Phase I system is 5,000 gallons per day. Wastewater treatment adequate to serve the redevelopment of the entire site may require a central wastewater treatment plant. (According to NPS, projected funds could provide for water and electrical improvements and a second 5,000 gallon system only.) Achievement of full site redevelopment potential as defined by early studies of Highlands Center will require either external funding for such a site-wide wastewater system or implementation of highly innovative means of wastewater treatment, such as solar aquatics systems, rainwater harvesting, greywater systems, composting toilets, or other measures that can reduce the quantity of wastewater treated. Such an innovative system would require the concurrence of state regulators and may pose an implementation challenge to realizing the full potential of the site. Alternative technologies and low-tech composting and rainwater harvesting methods will be utilized to reduce demands on the system.
The NPS is keenly interested in implementing renewable energy improvements at the site. Although a wind feasibility study was effectively dismissed by the Federal Aviation Administration, future technological advances could permit future wind turbine possibilities. A Solar Assessment was completed by Boreal Renewable Development, identifying suitable building and ground-mounted photovoltaic system opportunities; initial cost estimating was also supplied. As occupancy levels at the Highlands Center campus increase, integration of solar, combined heat and power, and zero net energy concepts will be highly desired.
Hazardous MaterialsThe U.S. Air Force undertook some intensive environmental remediation work extending into the early 1990s documented in 1994 in the U.S. Air Force and Army Corps Environmental Baseline Survey for North Truro Air Force Station. The report documents the processes used by the Department of Defense to identify and abate known friable asbestos, underground storage tanks, and PCB transformers; no known fuel or pesticide contamination was disclosed. Since then, the NPS became aware of additional potential residual contamination. For instance, some areas were not studied and hazardous materials were discovered in the old sewer system pipes. In 1997, the sewer system was remediated by the Air Force, but some issues have not been addressed by the Department of Defense, although remediation assistance requests have been sent to the Air Force. The NPS clarifies that it will not require that potential partners be responsible for site remediation activity.
Hazardous building materials investigations were completed for the NPS in 2000 and 2001. Code requirement and structural repair needs were identified, and some sampling results revealed lead- and asbestos-containing hazardous building materials, while other materials were lead and asbestos free. Partners will be responsible for remediation of hazardous building materials as part of applicable building rehabilitation projects if hazardous substances would be disturbed.