Federal Facilities Business and Property Value Research Update
February 2019
Summary
This research effort is an update and expansion of the research efforts conducted in 2016 to provide
current, reliable business-related information for a subset of federal facility Superfund sites in reuse and
continued use. EPA's Federal Facilities Restoration and Reuse Office (FFRRO) updated information for
the 11 sites researched in 2016 and added five new sites to the research effort. It identified a total of
1,198 businesses that generate $8.2 billion in annual sales and provide 62,503 jobs and $4.4 billion in
annual employment income. The properties identified are worth over $4 billion and generate nearly $24
million in total annual property tax.
Table 1. Summary of Economic Totals in 2016 and 2018
Year
Federal Facility
Sites in Reuse
with Economic
Data
Number of
Businesses
Annual Sales
Jobs
Annual
Employment
Income
Total
Property
Value
Total Annual
Property Tax
2016
11
628
$5.5 billion
40,000
$3 billion
$2 billion
$9.5 million
2018
16
1,198
$8.2 billion
62,503
$4.4 billion
$4.3 billion
$24 million
Approach
EPA is working to expand the economic data collected and maintained for federal facility Superfund sites
in reuse and continued use. The 11 sites originally studied in 2016 and updated in 2018 are:
•	Brunswick Naval Air Station
•	Fort Devens (Army)
•	Hanscom Field/Hanscom Air Force Base
•	Homestead Air Force Base
•	Loring Air Force Base
•	Naval Industrial Reserve Ordnance Plant (NIROP)
•	Oak Ridge Reservation (USDOE)
•	Otis Air National Guard Base/Camp Edwards
•	Pease Air Force Base
•	Savannah River Site (USDOE)
•	USN Air Station Cecil Field
The four additional sites researched in this 2018 update are:
•	Fort Ord (Army)
•	McClellan Air Force Base (Ground Water Contamination)
•	Ogden Defense Depot (DLA)
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•	USN Phila Naval Shipyard
In addition, information is included for the Davisville Naval Construction Battalion Center site. This
information was collected as part of a local beneficial effects case study in progress for EPA Region 1.
Project research relied on the methods and processes developed under similar efforts conducted for
EPA's Superfund Redevelopment Initiative (SRI). The update includes these primary components (see
Appendix B for details):
•	Site selection: Determination of the suitability of additional sites for the project. Identification
of sites in reuse and continued use that have on-site activities that support businesses, employ
people or generate sales revenues.
•	Study area selection: Review of decision documents and consultation with EPA staff to identify
the appropriate study area for each site.
•	Business and jobs research: Use of Internet and database sources to identify businesses
operating within site boundaries and gathering available economic information for each
business. Types of economic data gathered for site businesses included the number of jobs,
annual sales revenue and annual employment income. These business-level data were then
compiled to create site-level estimates of the beneficial economic effects of site reuse and
continued use. Economic research followed the guidance established for the National SRI
Economic Information Update.
•	Property value research: Identification of parcels within study area boundaries for each site and
information gathering for property values and associated property taxes for each parcel using
local government data sources. Research followed guidance in the Quality Assurance Project
Plan (QAPP) For Collection of Property Value and Tax Revenue Information for Use in Superfund
Redevelopment Products.
•	Quality assurance/quality control (QA/QC): Economic and property research work underwent
thorough QA/QC review to confirm accuracy and compliance with established research
methodologies.
Results
This project updated information for the 11 sites researched in 2016 and added five new sites to the
research effort. It identified a total of 1,198 businesses that generate $8.2 billion in annual sales and
provide 62,503 jobs and $4.4 billion in annual employment income. The properties identified are worth
over $4 billion that generate nearly $24 million in total annual property tax. The following tables present
the estimates of economic benefits of reuse at the federal facility sites (see Appendix B for 2016-2018
comparison).
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Table 2. Annual Sales, Employment and Employment Income (2018)

Number of
Businesses


Annual
Site
Annual Sales
Jobs
Employment
Income
Brunswick Naval Air Station
105
$682,587,470
1,130
$66,873,456
Davisville Naval Construction Battalion Center
72
$253,969,334
1,487
$63,744,876
Fort Devens (Army)
132
$1,614,246,924
4,394
$341,577,756
Fort Ord (Army)
132
$207,165,150
3,093
$170,549,912
Hanscom Field/Hanscom Air Force Base
2
-
-
-
Homestead Air Force Base
21
$44,954,862
1,678
$120,879,772
Loring Air Force Base
36
$11,297,000
822
$29,166,280
McClellan Air Force Base (Ground Water
Contamination)
160
$676,896,579
4,440
$308,247,628
Naval Industrial Reserve Ordnance Plant (NIROP)
7
$123,193,889
763
$58,265,116
Oak Ridge Reservation (USDOE)
78
$401,113,038
11,127
$938,820,376
Ogden Defense Depot (DLA)
106
$568,549,002
7,623
$404,730,872
Otis Air National Guard Base/Camp Edwards
12
$4,049,000
787
$65,934,856
Pease Air Force Base
269
$2,320,545,739
7,973
$637,323,284
Savannah River Site (USDOE)
15
$574,050,688
9,974
$728,437,840
USN Air Station Cecil Field
39
$780,495,140
3,941
$204,711,728
USN Phila Naval Shipyard
12
$783,000
3,271
$294,808,436
Totals:
1,198
$8.2 billion
62,503
$4,434,072,188
Note: A "-"indicates that there was no available data.
Table 3. Property Values and Property Taxes (2018)1
Site Name
Total Value
Total Annual Tax
Brunswick Naval Air Station
$223,747,100
$1,689,883
Davisville Naval Construction Battalion Center
$187,395,700
$822,931
Fort Devens (Army)
$97,780,400
$489,403
Fort Ord (Army)
$1,273,197,979
-
Hanscom Field/Hanscom Air Force Base
$90,764,800
$0
Homestead Air Force Base
$246,686,384
$556,747
Loring Air Force Base
$6,010,850
$68,593
McClellan Air Force Base (Ground Water Contamination)
$351,952,084
$6,329,708
Naval Industrial Reserve Ordnance Plant (NIROP)
$61,794,800
$944,108
Ogden Defense Depot (DLA)
$173,494,834
$951,557
Otis Air National Guard Base/Camp Edwards
$558,461,710
$0
Pease Air Force Base
$507,105,864
$8,032,557
USN Air Station Cecil Field
$510,814,436
$3,938,986
USN Phila Naval Yard
$25,083,500
$0
Totals:
$4,314,290,441
$23,824,474
Note: A "-"indicates that there was no available tax data whereas a value of$0 reflects a reported value.
1 No data available for Oak Ridge Reservation (USDOE) or the Savannah River Site (USDOE).
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Considerations for Future Research
Several factors related to researching economic and property data for federal facility Superfund sites are
important to consider if EPA decides to pursue research for additional sites. These factors are study area
selection, level of effort and characteristics of federal facilities. Each is described in detail below.
Study Area Selection
Although EPA had GIS files for site boundaries that aided in the selection of appropriate study areas, it
was necessary to consult site decision documents to confirm these areas were appropriate and
accurate. In several cases, an additional level of effort was required to confirm differences in GIS files
and site documents. Due to the scale and complexity of the federal facility sites, this factor is critical in
ensuring research accuracy.
Level of Effort
Because federal facility sites are often larger, economic research for them can take more time and effort
than for non-federal facility sites. This research is critical to accurately identify site businesses and
calculate property values and tax revenues. Factors that necessitate this additional effort include:
•	Collecting data for sites located in two or more counties. This requires collection of property
value data from multiple sources and calculation of wage data based on rates in multiple
counties.
•	Identifying businesses and collecting business and economics data for businesses located on
active federal facilities, which are often classified information. For example, the "streetview"
tool is often used on a Google map to identify and research site businesses. This tool is often not
available when a property is part of a secured military/federal installation. Similarly, parcel and
property value were unavailable for some sites.
•	Exercising caution to ensure the results do not unintentionally double-count economic data for
large military bases and businesses that often operate at federal facilities.
Based on results from the 2016 effort and the 2018 project findings, it is reasonable to expect that early
phases of such research will often take a significant amount of time and effort when researching federal
facilities for the first time. Additional effort would be required each year to identify additional new site
businesses and to perform additional phases of QA/QC review. Subsequent QA/QC reviews would likely
require additional effort to compare economic data totals from year to year to identify data trends over
time.
The businesses and properties associated with federal facility Superfund sites are generally different in
nature from the Superfund sites researched previously that are not federal facilities. Businesses at
federal facilities can employ thousands of people. However, businesses owned and operated by federal
government agencies often do not have, or report, annual sales data. Thus, the total annual sales values
for such sites may be lower than total income values; this was the case at six of the 15 sites researched.
These sites include Homestead Air Force Base, Loring Air Force Base, Oak Ridge Reservation (USDOE),
Otis Air National Guard Base/Camp Edwards, Savannah River Site (USDOE) and USN Phila Naval
Shipyard. In addition, property at federal facilities is often owned by local, state or federal government
agencies. Property values, therefore, are often assessed as $0 by local municipalities or are unavailable.
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Government-owned parcels are also exempt from local property tax, so property tax revenues
associated with these sites are often low.
Next Steps
Based on these findings, recommended next steps include identifying additional federal facility sites for
business and property value data in 2019. The total number of sites can be expanded each year, as
resources allow. In addition, updating the 2018 data collected as part of this effort on an annual basis is
recommended, beginning in spring/summer 2019 and concluding by October 2019. This timing would
allow coordination with the National Economic Update completed by SRI on non-federal facility sites. In
addition, the sites with federal facility data could be used to update the economic section of site profile
pages in SEMS. Finally, conducting site visits and case studies at complex sites can provide an
opportunity for more in-depth research and more complete collection of economic data (see Appendix
C).
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Appendix A: Methodology
The primary economic information collected includes the names of businesses operating at sites, the
number of people employed at site businesses, wage and income data, and annual business sales. In
addition, where available, FFRRO collected property value and property tax revenue information.
Business Research
After selection of the study area, this work generally includes the following major steps:
•	Business and jobs research: use of Internet and database sources to identify businesses
operating within site boundaries and gathering of available economic information for each
business. Types of economic data gathered for site businesses include the number of jobs,
annual sales revenue and annual employment income. These business-level data are then
compiled to create site-level estimates of the beneficial economic effects of site reuse and
continued use.
•	QA/QC: economic research undergoes thorough QA/QC review to confirm accuracy and
compliance with established research methodologies.
The following pieces of economic data and information are collected for each site business (when
available) during the update process:
•	DUNS Number
•	DUNS Data Year
•	Number of Employees and Source ID
•	Annual Income2
•	AWE and Source ID
•	Annual Sales and Source ID
•	Business Name
•	Business Description
•	NAICS
•	County
•	Address
Jobs and Annual Sales Information:
The sources used to obtain jobs and annual sales information are listed below, in the order the sources
are used.
•	Dun & Bradstreet (D&B)/Hoovers: This company collects and publishes information, such as
number of employees, industry codes, and annual sales, on over 85 million businesses
worldwide; 23 million of them are in the United States. The Hoovers database reports actual
numbers of employees and does not provide information on full-time equivalents or whether
2 Annual income values for individual businesses are not collected. EPA calculates estimated annual income values
for each business, using the business-specific number of employees and industry-specific wage data, provided by
the U.S. Bureau of Labor Statistics.
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employees are part time or full time (examples of Hoovers business listing pages can be found in
Appendix B). Data and information are accessible through a database subscription. This
database is the primary source of economic data collected during data collection.
o Sales revenue values can be presented by Hoovers in different ways - as an actual
annual sales figure reported by the business, or as an estimated annual sales figure,
o If Hoovers provides a total employee number and total annual sales value for all
business locations (as opposed to the site-specific branch only), and an employee
number for the site-specific business location, a "sales per employee" method can be
employed to estimate annual sales at the site-specific branch of a business. This method
involves dividing the company-wide sales value provided by Hoovers by the number of
employees that work at all branches/locations of the business. That value equals an
estimated business sales value per employee. That value can then be multiplied by the
number of employees at the on-site business location to calculate an estimated annual
sales value for the site-specific business location. This method can be used to calculate
estimated annual sales values for both on-site business branches and on-site company
headquarters.
•	ReferenceUSA: This Internet-based reference service/information database is provided by
ReferenceGroup, a division of InfogroupTM. ReferenceGroup is a company that collects and
publishes information such as business names, complete business addresses, key executive
names, phone numbers, number of employees, industry codes and annual sales on over 44
million U.S. businesses. The company obtains data by directly contacting businesses and local,
state and federal governmental agencies, accessing publicly available business publications and
reports, business journals and yellow-page directories, and by businesses directly reporting
information. The ReferenceUSA database reports actual numbers of employees and does not
provide information on full-time equivalents or whether employees are part time or full time.
Data and information are accessible through a database subscription.
•	Manta.com: This web-based directory of small business is accessible to the public. Manta
collects and publishes information such as number of employees, industry codes, year
established, annual revenue estimates and company contact information. The Manta website
reports actual numbers of employees and does not provide information on full-time equivalents
or whether employees are part time or full time. Manta typically provides an estimated range of
annual sales figures for a given business. The lowest value in the range will be used to present
conservative values. Due to the less-specific nature of the data sometimes presented by Manta
(ranges of values instead of specific reported values), Manta.com is used as a tertiary data
source if data are not available in D&B/Hoovers or ReferenceUSA.
•	Publication data collection: Accessing a variety of documents and reports that are published
online, with a preference for publications rather than individual websites. Examples of these
publications include annual reports from on-site businesses and reports from local development
companies and organizations that analyze projects. In addition, EPA publications such as Five-
Year Reviews may provide information and data.
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Wage and Income Information:
•	Wage data are acquired from the Bureau of Labor Statistics (BLS) Quarterly Census of
Employment and Wages (http://www.bls.gov/cew) and are used to calculate annual income
based on the businesses operating at Superfund sites. BLS typically finalizes the annual data in
September of each year.
o The NAICS code from the D&B/Hoovers or ReferenceUSA databases, or Manta.com, for
each business is matched to the greatest number of digits possible for the city or county
BLS data. The greater the number of digits that match the NAICS code, the more specific
the industry classification and the more accurate the data. When city or county data are
not available, state data are used, again to the maximum number of NAICS digits
available.
o BLS wage data are provided in the form of average weekly earnings and take into
consideration the average number of hours per week worked by employees in the
industry. BLS average weekly earnings account for whether the industry usually employs
people part time or full time.
o The annual income from on-site jobs is calculated by multiplying the number of jobs by
the average weekly wage obtained from the BLS for the primary NAICS code at the
business and then multiplying by 52 weeks per year as follows:
Total Income [$/year] =
Number of Jobs * Average Weekly Wage [$/week] * 52 [weeks/year]
Business Research QA/QC:
Several rounds of QA/QC were completed to verify that all data collected are for businesses located
within site boundaries, and to confirm that data accurately reflect source information. All sites
researched were reviewed. At least 15 percent of businesses were randomly selected using a random
number generator and then checked by recreating research steps to ensure each site was correctly
researched and correct data were obtained. The reviewer completed the following tasks as part of
Round 1 of the QA/QC process:
•	Checked to make sure that all necessary data source information was recorded.
•	Checked to make sure that copies of all applicable database pages and data information sources
accessed were saved and maintained. Examples of database pages and data information sources
include any non-D&B/Hoovers information source and the following types of D&B/Hoovers
business pages: businesses with 500 and more employees, businesses with $1 billion or more in
estimated annual sales, headquarters and branch businesses where the sales per employee
method is used, and any businesses marked as closed or flagged as having limited marketability
in D&B/Hoovers.
•	Verified that copies of site boundary maps used to perform economic research were saved.
•	Verified that identified site businesses are located within site boundaries. Site boundary images
are compared to Google map images of the site to facilitate identification of businesses located
within the site boundary.
•	Performed a D&B/Hoovers zip code search of site businesses to make sure that all on-site
businesses identified using the Hoovers zip code search method were included.
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•	Used a cited source (e.g., D&B/Hoovers, BLS, Manta.com, ReferenceUSA) to check and verify the
accuracy of all economic data and information. Specifically, numeric data were reviewed to
make sure numbers were transposed or otherwise entered incorrectly. Qualitative information
was reviewed to make sure that it was accurately recorded.
•	Made sure that economic data were not included for businesses marked as closed or flagged in
D&B/Hoovers as having limited marketability.
•	Verified the accuracy of sales per employee calculations.
•	Verified that data-entry fields for employee numbers and annual sales were left empty if no
value was reported.
•	Verified that data-entry fields for employee numbers and annual sales included the value of "0"
if the information source reported a value of "0."
•	Verified that all attempts were made to capture annual sales values. For example, if an annual
sales value was not included for a site business, determining if it was possible to perform a sales
per employee calculation for the branch location.
If Round 1 of the QA/QC review process identified substantial inaccuracies, a second round of QA/QC
was performed for an additional 10 percent of businesses. The triggers for a second round of QA/QC
review include:
•	Discovering systematic errors in following guidance that need to be corrected throughout work
performed for a site.
•	Discovering data-entry mistakes for 10 percent or more of business entries reviewed.
•	Finding questionable results regarding selection of correct business information at more than 10
percent of the businesses checked.
Following completion of the site-specific QA/QC process, a large-scale review of all economic data was
completed. To facilitate this review, all economic data was compiled in an Excel spreadsheet. This
review included a comparison of data between 2016 and 2018 for any unusual or unexpected changes.
Property Value and Property Tax Research
After selection of the study area, this work generally includes the following major steps:
•	Property value and property tax research: identification of parcels within study area boundaries
for each site and information gathering for property values and associated property taxes for
each parcel using local government data sources. In some cases, property taxes must be
calculated and estimated based on available tax rates.
•	For sites where manual research of property and tax values is impractical, either due to the
number of parcels or the ability to view parcel boundaries, property and tax values are collected
from tabular data sets offered by the local government. For sites with a small number of parcels,
property and tax values are researched using county and city websites, such as the county
assessor's or the tax collector's office websites. In some cases, these data sources will provide
property value data, but will not include tax data. Tax data are then researched using the local
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government website. If the tax bills are not available to the public, calculations are made using
the property value and the current property tax rates for the city or county.
Property Value and Property Tax QA/QC
QA/QC: property value and property tax revenue research undergo thorough QA/QC review to
confirm accuracy and compliance with established research methodologies:
•	QA/QC Review Step #1 (for all records):
o Confirm that, for sites without tax data, the tax year column is blank.
o Verify that Os are true Os and that they should not be blank instead ($0 value versus no
data is an important distinction).
o Verify that there are no duplicate records.
o Check the combined land and improvement value against the total value to ensure that
they are equal.
o Compare tax value as a percentage of total value to identify any outliers that could be
an indication of incorrect data entry (tax rates are typically between 1 and 6 percent).
•	QA/QC Review Step #2 (for data obtained through GIS):
o Review visual summary maps to make sure that the parcels selected are appropriate.
o Check site boundary source information to make sure the visual summary correlates
properly.
o Check the total number of records in the parcel shapefile against the records in the
research.
o Check the accuracy of formulas used to bring tabular data from local government
sources to the workbook.
•	QA/QC Review Step #3 (spot check): Check 15 percent of all records where manual data entry
was used to confirm data accuracy. The 15 percent of sites chosen for QA/QC Review Step #3
will be randomly selected using a random number generator.
o Ensure the records are accurate by verifying data from the original source.
•	QA/QC Review Step #4: Following completion of the parcel-level QA/QC, summarize parcel data
by site. Compare site-level data to the previous year's site-level summary data, if available
(number of parcels, acreage, land value, improvement value, total value, tax value and value
type) to identify, research and explain any substantial differences across years. Have a second
reviewer check the details and explanations for any discrepancies.
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Appendix B: 2016-2018 Site-Level Comparison
Table B-l. Annual Sales, Employment and Employment Income (2016 and 2018)
Site
Number of
Businesses
(2016)
Number of
Businesses
(2018)
Annual Sales
(2016)
Annual Sales
(2019)
Jobs
(2016)
Jobs
(2018)
Annual
Employment
Income (2016)
Annual
Employment
Income (2018)
Brunswick Naval Air
Station
65
105
$54,493,500
$682,587,470
274
1,130
$12,357,696
$66,873,456
Davisville Naval
Construction Battalion
Center
-
72
-
$253,969,334
-
1,487
-
$63,744,876
Fort Devens (Army)
110
132
$866,174,631
$1,614,246,924
2,989
4,394
$227,281,392
$341,577,756
Fort Ord (Army)
-
132
-
$207,165,150
-
3,093
-
$170,549,912
Hanscom
Field/Hanscom Air
Force Base
64
2
$664,385,469
-
4,579
-
$416,140,400
-
Homestead Air Force
Base
21
21
$15,281,260
$44,954,862
1,122
1,678
$52,808,496
$120,879,772
Loring Air Force Base
26
36
$35,964,110
$11,297,000
1,236
822
$75,748,920
$29,166,280
McClellan Air Force
Base (Ground Water
Contamination)
-
160
-
$676,896,579
-
4,440
-
$308,247,628
Naval Industrial
Reserve Ordnance Plant
(NIROP)
1
7
$82,703,081
$123,193,889
550
763
$44,473,000
$58,265,116
Oak Ridge Reservation
(USDOE)
36
78
$229,195,762
$401,113,038
10,444
11,127
$843,396,580
$938,820,376
Ogden Defense Depot
(DLA)
-
106
-
$568,549,002
-
7,623
-
$404,730,872
Otis Air National Guard
Base/Camp Edwards
10
12
$2,744,000
$4,049,000
195
787
$13,365,508
$65,934,856
Pease Air Force Base
247
269
$2,537,423,276
$2,320,545,739
6,142
7,973
$461,631,040
$637,323,284
Savannah River Site
(USDOE)
14
15
$821,580,401
$574,050,688
9,675
9,974
$690,561,300
$728,437,840
USN Air Station Cecil
Field
34
39
$222,190,079
$780,495,140
2,571
3,941
$152,447,204
$204,711,728
USN Phila Naval
Shipyard
-
12
-
$783,000
-
3,271
-
$294,808,436
Totals:
628
1,198
$5,532,135,569
$8,263,896,815
39,777
62,503
$2,990,211,536
$4,434,072,188
Note: A "-"indicates that there was no available data.

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Table B-2. Property Values and Property Taxes (2016 and 2018)3
Site Name
Total Value (2016)
Total Value (2018)
Total Annual Tax (2016)
Total Annual Tax (2018)
Brunswick Naval Air
Station
$173,031,600
$223,747,100
$1,548,592
$1,689,883
Davisville Naval
Construction Battalion
Center
-
$187,395,700
-
$822,931
Fort Devens (Army)
$94,213,000
$97,780,400
$24,496
$489,403
Fort Ord (Army)
-
$1,273,197,979
-
-
Hanscom Field/Hanscom
Air Force Base
$104,310,301
$90,764,800
$205,518
$0
Homestead Air Force
Base
$207,070,328
$246,686,384
$13,324
$556,747
Loring Air Force Base
$6,010,850
$6,010,850
$69,393
$68,593
McClellan Air Force Base
(Ground Water
Contamination)
-
$351,952,084
-
$6,329,708




$29,407,500
$61,794,800
$634,960
$944,108


nfCI

Ogden Defense Depot
(DLA)
-
$173,494,834
-
$951,557
Otis Air National Guard
Base/Camp Edwards
$554,518,610
$558,461,710
$4
$0
Pease Air Force Base
$447,728,800
$507,105,864
$5,185,790
$8,032,557
USN Air Station Cecil
Field
$400,061,658
$510,814,436
$1,807,014
$3,938,986
USN Phila Naval Yard
-
$25,083,500
-
$0
Totals:
$2,016,352,647
$4,314,290,441
$9,489,091
$23,824,474
Note: A "-"it
idicates that there was no available tax data whereas a value of$0 reflects a reported value.

3 No data available in 2018 for Oak Ridge Reservation (USDOE) or the Savannah River Site (USDOE).
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Appendix C: Local Beneficial Effects Case Studies
These case studies typically include gathering information on the reuse story at a site as well as
conducting the economic research. Economic research includes creating a comprehensive list of site
businesses, the number of jobs at those businesses, sales revenues and property values, where
available. These case studies can sometimes include traveling to the site for a half day to obtain site
photographs.
At this time, FFRRO is not conducting any case studies. However, Region 1 is currently working on the
following case studies:
•	Brunswick Naval Air Station
•	Davisville Naval Construction Battalion
•	Loring Air Force Base
Once these case studies are finalized, FFRRO would like to include one as an appendix to this summary
document. These case studies are currently going through an EPA site team and regional review.
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