With the latest round of the BRAC (Base Realignment and Closure) process steaming toward its mandated conclusion later this fall, communities all across the nation will soon be faced with the reality of what to do with land formerly used to house a military installation.
For many communities, this will be a new world, despite the fact that there have already been several rounds of base closings during the past 15 years since the collapse of the Soviet Union. Clearly, there is a road map of what to expect when a base is closed and its ownership transferred over to the local civilian government.
Some communities, like Sacramento, Calif., and San Antonio, Texas, have been remarkably successful at converting their old military bases to civilian commercial use. Others, caught up in various local political squabbles, have spawned absolute disasters that stopped commercial development dead in its tracks, literally leaving a rotting carcass of what was once a vibrant military base.
Most, however, fall somewhere in between, learning from the many successes and failures of other communities in similar positions. The important thing is to recognize that developing a former military base for commercial use is probably going to be a 20- to 30-year process, even under the best of circumstances.
When most people think of converting a former military base to civilian use, they tend to concentrate on logistics and manufacturing. In other words, they think of it in terms of industrial property.
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When most people think of converting a former military base to civilian use, they tend to concentrate on logistics and manufacturing. In other words, they think of it in terms of industrial property. |
Air bases, both air force and naval aviation, are normally lumped into the logistics category, and for good reason — they are ideally suited for that mission. With their long runways, most are located near a divided highway of some sort, as well as having a rail spur serving them, most would make a perfect site for a major inter-modal facility.
In addition to their transportation assets, these former military installations generally come with a ton of land. All in all, they make great industrial sites.
But some offer a lot more than that.
A case in point is Brooks City-Base in southeast San Antonio. Formerly known as Brooks Air Force Base, the installation is still home to a number of active duty U.S. Air Force organizations, despite the fact that the upkeep of the base is the responsibility of the city of San Antonio since 2002. In addition to assuming responsibility for the maintenance of the base, the city is also charged with commercial development under the auspices of the Brooks City-Base Park Development Authority.
Since 1959, Brooks has been home to the Air Force’s School of Aerospace Medicine, and the city is using that as the cornerstone for a 1,300-acre life sciences research and technology park. The park is a state-designated enterprise zone, which allows it to offer tenants sales tax and use tax refunds, as well as franchise tax credits.
Among the park’s new tenants are DFB Pharmaceuticals and the Baptist Hospital System.
The Development Authority is building a 224,000 square foot storage and laboratory building for DPT, along with a 34,000 square foot research center. Baptist Hospital System plans to build a new hospital at Brooks, which is scheduled to open in 2008.
Former Griffiss Air Force Base Meets Orange County Choppers
Last month, SuperChrome LLC announced that it will spend more than $5.2 million to purchase an existing building in the Griffiss Business and Technology Park in Rome, N.Y., and transform it into a state-of-the-art facility. SuperChrome is a joint venture between Orange County Choppers and Sumax Cycle Products Inc.
SuperChrome is purchasing a 54,000 square foot building located in the city of Rome Empire Zone and will equip it with state-of-the-art machinery and equipment designed to create the new SuperChrome finish.
The facility will also house the front office operations and training rooms.
Using new technology, the new company will powder coat motorcycle parts with a shiny chrome-like finish. The company expects to build on the popularity of the “American Choppers” television series, which features Paul Teutul, one of the owners in the joint venture.
Sumax Cycle Products, founded by Kirk Van Scoten in the early 1980s, has been a leader in developing customized finishes for cycle parts, especially adding color to the company’s powder coating specialty business.
“When Kirk and I first talked about a new chrome plating process that was totally environmentally friendly, it really got me thinking,” said Paul Teutul Sr., owner of Orange County Choppers. “We really could make a difference. With Kirk’s genius and my marketing the process on our TV show, we could do something very good for the environment. We really appreciate [New York State’s] interest and grant assistance.”
In five short years, Teutul has been able to turn his passion for riding and fabricating custom motorcycles into one of the hottest reality series on cable television. “American Chopper” which features Teutul and his sons, is seen weekly by millions of fans worldwide and recently renewed its contract with the Discovery Channel.
“And it might just get our chrome plating done on time for a change to make the TV show’s very tight schedule less aggravating,” Teutul said.
In return for locating in the Griffiss Business and Technology Park, SuperChrome is eligible to apply for a $150,000 capital grant from Empire State Development. The funds will be used to assist the company in the purchase of machinery and equipment for the building.
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