PROJECT GOAL: To revitalize land that had been sitting idle for years by putting the property back into productive use and thereby boost the local economy.
SIZE: Approximately 113 acres
FORMER USE: In 1951 the J.P. Stevens & Company, currently WestPoint Home, Inc., developed approximately 330-acres for textile manufacturing. The site became one of the largest, vertical-integrated facilities in the industry, taking raw materials and producing finished product. Operations included bleaching, dyeing, finishing, printing, and packaging. The approximately 113-acres developed as Highpointe of Clemson provided support for the main manufacturing facility across West Cherry Road. Support included the maintenance of a 100 sq. ft. Fire Pond, which drew water from Lake Hartwell, and the creation of a 6.39-acre landfill that received flyash and a minor amount of biosolids.
END USE: Highpointe of Clemson is the student housing component of the Bridge Program: a collaborative initiative between Tri-County Technical College and Clemson University. Highpointe of Clemson provides students with condominium-style housing, “greenspace” amenities, and views/access to Lake Hartwell. A training facility has also been constructed on the property to provide instructional opportunities on-location. The Bridge Program was developed for a select group of academically talented freshmen as a competitive academic enhancement transfer program available by invitation only.
PROJECT COMPLETION: The first contingent of students arrived in late summer 2008, with continued expansions on a minimum yearly basis since that time. Final build-out is anticipated to be over 400 four bedroom units. The South Carolina Dept. of Health and Environmental Control (SCDHEC) issued a Certificate of Completion on June 1, 2010.
PROJECT QUALITIES: While a change in land use from industrial to residential is not unique, the change from a textile plant to student housing may be. In fact, the approximately 113-acre parcel is now home to students enrolled in the Tri-County Technical College/Clemson University Bridge Program. Although Lake Hartwell supplied water for the Fire Pond, today the Lake provides spectacular views from the student’s apartments, Club House, lazy river, pool, tennis courts, and surroundings. Although the landfill allowed for the disposal of waste from the manufacturing process, the landfill today provides landscaped “greenspace” for student recreation.
FUNDING SOURCES: Private funding was used to create Highpointe of Clemson on the designated Northern Tract of the former JP Stevens Site. The investment made to date is approximately $25.6-million.
CONTAMINANTS: Assessment of the Fire Pond detected polynuclear aromatic hydrocarbons, copper, and polychlorinated biphenyls at concentrations that exceed their respective Preliminary Remediation Goals (PRGs) and/or soil screening levels (SSLs) in surface soil/sediment. An estimated 337.71-tons of contaminated soils were removed. The permitted landfill was not disturbed but provides “greenspace.” Although cadmium, mercury, lead, and nitrate have been historically detected very infrequently in groundwater at the landfill, no contaminant has been detected consistently at concentrations above its maximum contaminant or action level.
ENVIRONMENTAL GAMEPLAN: The Fire Pond was simply emptied and the walls and floor excavated. The 6.39-acre landfill is subject to a covenant restricting its use to open greenspace and prohibiting temporary or permanent activities or structures that could jeopardize the integrity of the cap.
LEGAL MECHANISM: A Non-Responsible Party Voluntary Cleanup contract was fully executed on December 13, 2007, between Pointe West, Inc. and the South Carolina Dept. of Health and Environmental Control, which rights and obligations for the designated Northern Tract inured to Highpointe, LLC. A Certificate of Completion was issued June 1, 2010 to Highpointe, LLC for the designated Northern Tract of the former J.P. Stevens & Co. site.
PROJECT CHALLANGES: Putting the legal mechanism in place and working with other program areas within SCDHEC to affect time and cost effective project progress to meet the developer’s requirements. From the environmental consultant’s perspective, the important issue was timing to ensure that all sampling was conducted in a manner that maximized the ability of the developer to proceed with construction once SCDHEC approved.
COLLABORATION AMONG STAKEHOLDERS: Tom Winkopp Realtor/Developer and Pointe West, Inc. not only collaborated with SCDHEC to obtain liability protection but also with the following: Goldie & Associates, Inc.; Seneca, for environmental assessment, remediation, and engineering; land planners Wood+Partner, Inc. of Hilton Head and Signature Architects of Clemson; Fowler Corp. of Anderson for land preparation and infrastructure; and the Trehel Corp. of Clemson for general contracting. The U.S. Army Corps of Engineers, Oconee County government, and Blue Ridge Cooperative (utilities) were also involved. Tri-County Technical College and Clemson University collaborated with Winkopp to create Highpointe of Clemson.
LONG-TERM ECONOMIC BENEFITS: Population increase: job creation; tax revenue generation: Highpointe of Clemson currently houses students in 161 units with four bedrooms and four bathrooms each. When full, the development will house 1,624 residents. The units can be purchased or leased. However, the long-term economic benefit from these students not only include the additional number of students that may enter and graduate from Clemson University, but includes the fact that the students will secure better-paying jobs, thereby creating greater payroll impacts and increases to the tax base. The total number of jobs created at this juncture is 20 full time positions ranging from maintenance to academic staff and 70 temporary jobs, primarily in construction. The economic impact from increased employment totals $4.6 million. During J.P. Stevens & Co.’s ownership of this property, a limited number of personnel actually worked on this parcel to maintain the Fire Pond and to create and maintain the landfill. Acquisition of the property was $4.6 million. While the planned total capital investment in today’s dollars is $65 million, the investment to date is approximately $21 million, exclusive of property acquisition. This brings the total of property acquisition and capital improvements to date to $25.6 million.
