HomeMy WebLinkAboutResolutions - 2016.03.17 - 22226NING13, BUILDING COMMIT
MISCELLANEOUS RESOLUTION #16043 March 17, 2016
BY: Planning and Building Committee, Philip Weipert, Chairperson
IN RE: ECONOMIC DEVELOPMENT AND COMMUNITY AFFAIRS - RESOLUTION APPROVING THE
PROVISIONS OF A BROWNFIELD PLAN FOR THE 225 EAST COLUMBIA- CITY OF PONTIAC
PROJECT
To the Oakland County Board of Commissioners
Chairperson, Ladies and Gentlemen:
WHEREAS the Oakland County Board of Commissioners, pursuant to and in accordance with the
provisions of the Brownfield Redevelopment Financing Act, being Act 381 of the Public Acts of the State
of Michigan of 1996, as amended (the "Act"), have established a redevelopment of Brownfields
Redevelopment Authority and Board (OCBRA) to facilitate the cleanup and redevelopment of Brownfields
within Oakland County's communities; and
WHEREAS the 225 East Columbia site in The City of Pontiac (the "Property") is an environmental hazard,
a "facility" under state statute and a non-producing parcel; and
WHEREAS a Brownfield clean up and redevelopment plan (the "Plan") has been prepared to restore the
environmental and economic viability to a portion of this parcel, which is split out from its parent parcel;
and
WHEREAS pursuant to OCBRA by-laws, a local committee has been appointed, participated in
discussions regarding the proposed plan and project, reviewed the plan, and recommends its approval;
and
WHEREAS the City of Pontiac has reviewed the Plan, and has been provided a reasonable opportunity to
express views and recommendations regarding the Plan in accordance with Sections 13 (13) of the Act,
and has concurred with the provisions of the Plan; and
WHEREAS the OCBRA, pursuant to and in accordance with Section 13 of the Act, has approved a
resolution (attached) adopting the Plan, and recommends the adoption of the Plan by the Oakland County
Board of Commissioners to be carried out within the City of Pontiac relating to the Inalfa redevelopment in
the City of Pontiac.
NOW THEREFORE BE IT RESOLVED that the Oakland County Board of Commissioners does hereby
adopt the Brownfield Redevelopment Plan to be carried out within the City of Pontiac, relating to the 225
East Columbia redevelopment.
BE IT FURTHER RESOLVED that a public hearing on the adoption of the Brownfield Plan approved by
the Oakland County Brownfield Redevelopment Authority for the 225 East Columbia redevelopment in
the City of Pontiac shall be held on March 17, 2016 at 9:30 AM in the Oakland County Board of
Commissioners' Auditorium, 1200 North Telegraph Road, Pontiac, Michigan.
Chairperson, on behalf of the Planning & Building Committee, I move the adoption of the foregoing
resolution.
PLANNING AND BUILDING COMMITTEE VOTE:
Motion carried unanimously on a roll call vote.
City of Pontiac
Receivership Transition Advisory Board Agenda
Wednesday, February 17, 2016
1:00 pm
WITHOUT ATTACHMENTS
Pontiac City Hall
Council Chambers — 2nd Floor
47450 Woodward Avenue
Pontiac, MI 48342
I. CALL TO ORDER
A. Roll Call
B. Approval of Agenda
C. Approval of Minutes (attachment #1)
II. OLD BUSINESS
A. RTAB Final Annual Evaluation Report (attachment #2)
III. NEW BUSINESS
A. Approval of Resolutions & Ordinances for City Council Meetings
1. January 7, 2016 — Regular Meeting (attachment #3)
2. January 14, 2016— Regular Meeting (attachment #4)
3. January 21, 2016 — Regular Meeting (attachment #5)
4. January 28, 2016— Regular Meeting (attachment #6)
B. City Administrator Items (attachment #7)
1. Approval of Professional Services Agreement with Tony Saunders
2. EM Order 5-331 Amendment (attachment #7a)
3. 225 Columbia Brownfield Request (attachment #7b)
4. EM Order S-110 Amendment (attachment #7e)
5. Comparison of Pontiac finances to other Oakland County Cities —
Informational Only (attachment #7d)
C. Mayor Items (attachment #8)
1. Re-appointment of Neil Hilton, Pontiac Housing Commission
2. Nomination of Dwayne Anthony to the Arts Commission
3. McLaren Oakland Purchase Agreement — Informational only (attachment
#8a)
4. Transition — Organizational Chart, Email — Informational only (attachment
#8b)
5. Blight — Hardiest I lit Grant Update — Informational only (attachment #8c)
IV. NON ACTION ITEMS
A. Financial Report (attachment #9)
B. City Administrator Report
C. Mayor Report
V. PUBLIC COMMENT
VI. BOARD COMMENT
VII. ADJOURNMENT
Hansen, Bradley J
From: Joseph Sobota <jsobota@pontiac.mi.us >
Sent: Wednesday, February 17, 2016 2:49 PM
To: Hansen, Bradley J
Subject: RE: TAB
Approved.
Joseph M. Sobota, M.P.A.
City Administrator
City of Pontiac
248-758-3129
From: Hansen, Bradley J [rnailto:hansenbaoakoov.com]
Sent: Wednesday, February 17, 2016 12:06 PM
To: Joseph Sobota
Subject: TAB
Joseph,
Did 225 Columbia get passed by the TAB today?
Thanks
-Brad
Bradley Hansen
Business Development Representative
Economic Development & Community Affairs
Oakland County, Michigan
o: 248.858.8073
m: 248.630.5745
w: AdvantageOaldand.com
e: hansenb@oalogov.com
ESTABLISHMENT OF A COMMITTEE FOR THE 225 EAST COLUMBIA BROWNFIELD SITE
FEBRUARY 8 2016
WHEREAS, per the Oakland County Brownfield Redevelopment Authority (BRA) Bylaws, Article II
Section 9. Not less than sixty days prior to the submittal of any proposed Brownfield redevelopment plan to the
BOC pursuant to Section 14(a) of the Act, by resolution the Board shall appoint a committee for any such
proposed plan to allow for input of the city, village or township involved. The committee shall consist of a
minimum of one or more of the Directors of the Board, as well as one elected official, or his/her designee from
the affected city, village, or township. The committee so appointed shall make recommendations to the Board,
which shall include or address any changes to the Brownfield redevelopment plan sought by the city, village or
township, as well as any other significant concerns or issues raised by the city, village or township.
WHEREAS, Dan Hunter (Oakland County BRA) and Deidre Waterman, Mayor City of Pontiac have
been designated to serve on the Local Host Committee since November 19, 2015 for the 225 East Columbia
project.
WHEREAS, all parties involved with this project and the specific persons nominated for this committee
have meet about this project on November 23, 2015: and,
THEREFORE, be it resolved, to approve and ratify the appointment of Dan Hunter, Oakland County
BRA along with Deidre Waterman, Mayor City of Pontiac to serve on the 225 East Columbia project
committee.
Yeas- Hunter, Wilson, Lerminiaux, Webster, Woodward
Nays-
Abstained- Trigger
Hunter
Secretary, Oakland County Brownfield Redevelopment Authority
La
Dan Hunter
Secretary, Oakland County Brownfield Redevelopment Authority
RESOLUTION TO APPROVE A BROWNFIELD REDEVELOPMENT PLAN
FOR THE 225 EAST COLUMBIA BROWNFIELD PROJECT
FEBRUARY 8,2016
WHEREAS, 225 East Columbia in the City of Pontiac has been a environmental hazard, a "facility'
under state statute, and a non-producing parcel for many years; and,
WHEREAS, a clean up and redevelopment plan has been established to restore the environmental and
economic viability to the 225 East Columbia parcel; and,
WHEREAS, the local host committee consisting of Mayor Watenuan from the City of Pontiac and Mr.
Hunter from the OCBRA have met and have recommended the approval of the Brownfield plan dated January
13, 2016; and,
WHEREAS, the BRA Board has reviewed the proposed plan; now,
THEREFORE, BE IT RESOLVED, the Brownfield Plan for the 225 East Columbia project was
approved by the OCBRA on February 8, 2016 by a majority vote of 5 yeas to 0 nays, provided that:
1. the Brownfield plan is also approved by the City of Pontiac State appointed Transition
Advisory Board at their meeting on February 17, 2016; and,
BE IT FURTHER RESOLVED, to recommend the adoption of this plan by the Oakland County Board
of Commissioners, and its Finance Committee.
Yeas- Wilson, Hunter, Lerminiaux, Webster, Woodward
Nays-
Abstained- Trigger
RESOLUTION TO APPROVE A REIMBURSEMENT AGREEMENT
FOR THE 225 EAST COLUMBIA BROWNFIELD PROJECT
FEBRUARY 8,2016
WHEREAS, 225 East Columbia in the City of Pontiac has been a environmental hazard, a "facility'
under state statute, and a non-producing parcel for many years; and,
WHEREAS, A Brownfield plan was passed by the Oakland County Brownfield Redevelopment
Authority (OCBRA) on February 8,2016; and,
WHEREAS, a reimbursement agreement has been drafted to accompany the Brownfield plan for the 225
East Columbia parcel; and,
WHEREAS, the reimbursement agreement between the OCBRA and CDM Leasing, LLC. Outlines the
roles and responsibilities of both parties for the development and reimbursement of funds for the 225 East
Columbia project; and,
WHEREAS, the OCBRA has reviewed the proposed reimbursement agreement; now,
THEREFORE, BE IT RESOLVED, the reimbursement agreement for the 225 East Columbia project
was approved by the OCBRA on February 8, 2016 by a majority vote of 5 yeas to 0 nays, provided that:
1. the Brownfield plan is also approved by the City of Pontiac State appointed Transition
Advisory Board at their meeting on February 17, 2016; and,
BE IT FURTHER RESOLVED, to recommend the adoption of this reimbursement agreement by the
Oakland County Board of Commissioners, and its Finance Committee.
Yeas- Wilson, Hunter, Lettniniaux, Webster, Woodward
Nays-
Abstained- Trigger
Dan Hunter
Secretary, Oakland County Brownfield Redevelopment Authority
OAKLAND COUNTY
BROWN FIELD REDEVELOPMENT AUTHORITY
BROWNFIELD PLAN
FOR THE PROPOSED DEVELOPMENT
LOCATED AT 225 EAST COLUMBIA AVENUE (FORMER GM
PLANT 25)
PONTIAC, MICHIGAN
January 13, 2016
Approved by BRA:
Approved by Board of Commissioners:
Prepared on Behalf of:
CDM Leasing, LLC
12955 23 Mile Road
Shelby Township, MI
Contact Person: Mr. Chris Cousino
Telephone: (586) 254-4367
Prepared By
PM Environmental, Inc.
4080 West Eleven Mile Road
Berkley, Michigan 48072
Contact Person: Elizabeth Masserang
Telephone: (248) 414-1441
Brownfield Plan for the Former General Motors Plant 25 Property
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-002; January 14, 2016
TABLE OF CONTENTS
I. PROJECT SUMMARY 1
II. INTRODUCTION AND PURPOSE 1
Ill. GENERAL DEFINITIONS AS USED IN THIS PLAN 2
IV. BROWNFIELD PROJECT 2
A. Description of the Eligible Property (Section 13(1)(h)) and The Project 2
B. Basis of Eligibility (Section 13(1)(h) and Section 2(o)) 3
C. Summary of Eligible Activities and Description of Costs (Sec. 13 (1)(a-b)) 4
D. Estimate of Captured Taxable Value and Tax Increment Revenues (Sec. 13
(1 )(0)5
E. Method of Financing and Description of Advances by the Municipality (Sec. 13
(1)(d))5
F. Maximum Amount of Note or Bonded Indebtedness (Sec. 13 (1)(e)) 5
G. Duration of Brownfield Plan (Sec. 13 (1)(f)) 5
H. Estimated Impact of Tax Increment Financing on Revenues of Taxing
Jurisdictions (Sec. 13 (1)(g)) 6
I. Legal Description, Property Map, Statement of Qualifying Characteristics and
Personal Property (Sec. 13 (1)(h)) 6
J. Displacement/Relocation of Individuals on Eligible Property (Sec. 13 (1)(1-1)) 6
K. Local Site Remediation Revolving Fund ("LSRRF") (Sec. 13 (1)(m)) 6
L. Other Material that the Authority or Governing Body Considers Pertinent (Sec. 13
(1)(n))6
APPENDICIES
Appendix A Site Maps
Appendix B Legal Descriptions
Appendix C Preliminary Site Plans
Appendix D Facility Status Documentation
Appendix E Estimated Cost of Eligible Activities
Appendix F Tax Increment Financing Table
PM Environmental, Inc,
Table of Contents Page
Brownfield Plan for the Former General Motors Plant 25 Property
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-002; January 14, 2016
I. PROJECT SUMMARY
Project Name: Former General Motors Plant 25 Property
Project Location: The property is located at 225 East Columbia Avenue,
Pontiac, Michigan
Type of Eligible Property: Property is determined to be a "facility"
Eligible Activities: Baseline Environmental Site Assessments/Documentation
of Due Care Compliance, Additional Response Activities,
Demolition, Infrastructure Improvements, Site Preparation,
and Preparation of a Brownfield Plan
Reimbursable Costs: $424,000 (includes eligible activities and 10% contingency)
Years to Complete
Reimbursement:
30 Years
Estimated Capital Investment: Approximately $1.75 million (including Acquisition, Hard and
Soft Costs)
Project Overview: This project includes site infrastructure and demolition
activities of the existing property for the new construction of
an approximately 13,000 square foot trucking
office/maintenance building.
II. INTRODUCTION AND PURPOSE
In order to promote the revitalization of environmentally distressed and blighted areas within the
boundaries of Oakland County ("the County"), the County has established the Oakland County
Brownfield Redevelopment Authority (OCBRA) (the "Authority") pursuant to the Brownfield
Redevelopment Financing Act, Michigan Public Act (PA) 381 of 1996, as amended.
The primary purpose of this Brownfield Plan ("Plan") is to promote the redevelopment of and
private investment in certain "Brownfield" properties within the County. Inclusion of property
within this Plan will facilitate financing of environmental response and other eligible activities at
eligible properties, and will also provide tax incentives to eligible tax payers willing to invest in
revitalization of eligible sites, commonly referred to as Brownfields. By facilitating redevelopment
of Brownfield properties, this Plan is intended to promote economic growth for the benefit of the
residents of the County.
The Property is currently zoned Industrial and is located in an area of the City of Pontiac in
Oakland County characterized by industrial properties.
The identification or designation of a developer or proposed use for the eligible property that is
subject to this Plan shall not be integral to the effectiveness or validity of this Plan. This Plan is
intended to apply to the eligible property identified in this Plan and, to identify and authorize the
eligible activities to be funded. Any change in the proposed developer or proposed use of the
eligible property shall not necessitate an amendment to this Plan, affect the application of this
Plan to the eligible property, or impair the rights available to the Authority under this Plan.
This Plan is intended to be a living document which may be modified or amended as necessary
to achieve the purposes of Public Act 381, as amended ("Act 381"). The applicable sections of
Act 381 are noted throughout the Plan for reference purposes.
PM Environmental, Inc,
Page 1
Brownfield Plan for the Former General Motors Plant 25 Property
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-002; January 14, 2016
This Brownfield Plan contains information required by Section 13(1) of Public Act 381, as
amended.
III. GENERAL DEFINITIONS AS USED IN THIS PLAN
Terms used in this Brownfield Plan are defined as provided in the following statutes, as
appropriate:
The Brownfield Redevelopment Financing Act, 1996 Mich. Pub, Acts, 502 which amended Pub.
Act 381, M.C.L. § 125.2651 et seq., as amended.
IV. BROWNFIELD PROJECT
A. Description of the Eligible Property (Section 13(1)(h)) and The Project
The Eligible Property has historically consisted of one (1) legal parcel totaling approximately
47.61 acres with a street address of 225 East Columbia Avenue, Pontiac, Oakland County,
Michigan (the "Property").
Property Address Parcel ID Approximate Acreage
225 East Columbia Avenue 14-17-276-005 47.61
CDM Leasing LLC (and/or C.P. Ventures, LP), an affiliate of Dan's Excavating, or such other
developer as approved by the Authority, are collectively the project developer ("Developer").
Standard and other historical sources were able to document that the subject property was used
for disposal of non-salvageable wastes related to engine assembly, car assembly, foundry,
painting, stamping, engine machining, metal plating, and wastewater treatment, as well as direct
disposal of incinerated materials from the 1920s until the 1970s. A small building was located
on the southwestern portion of the subject property from the 1940s until the 1960s. Railroad
spurs were constructed on the northern and western portions during the 1950s and 1960s. An
industrial building was constructed in 1967 with additions in 1971 and 1981 and was demolished
in 2011. The property was occupied by General Motors chassis parts and machining plant and
engine plant from the 1960s until vacated in 2008 and the former building was eventually
demolished.
The proposed redevelopment includes site preparation for the new construction of a 13,000
square foot trucking office and maintenance building.
Development is anticipated to begin in the Spring of 2016 with a slated completion goal of
Summer 2016. The developer will invest an estimated $1.75 million dollars in the redevelopment
and create approximately 35-40 new jobs for the area as well as an anticipated 5-10 construction
jobs. These jobs will range in salary from $35,000 to $90,000. Preliminary renderings and site
plans are included in Appendix C.
PM Environmental, Inc.
Page 2
Brownfield Plan for the Former General Motors Plant 25 Property
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-002; January 14, 2016
B. Basis of Eligibility (Section 13(1)(h) and Section 2(o))
The Property is considered "Eligible Property" as defined by Act 381, Section 2 because: (a) in
a qualified local governmental unit, (b) a parcel comprising the Property has been determined to
be a "facility".
PM reviewed the following previous environmental reports (completed between 1992 and 2015)
which were completed for the subject property. Summaries of the reviewed reports, as applicable
to the subject property are presented below.
Summary of historical
information in reports:
The subject property was used for disposal of non-salvageable wastes
related to engine assembly, car assembly, foundry, painting, stamping,
engine machining, metal plating, and wastewater treatment, as well as direct
disposal of incinerated materials from the 1920s until the 1970s. The property
was occupied by General Motors chassis parts and machining plant and
engine plant from the 1960s until vacated in 2008.
Areas of Concern
identified in the
previous reports
A former 20,000-gallon gasoline UST was located northwest of the former
industrial building; a former 1,000-gallon gasoline AST was located
northwest of the former industrial building; the historical usage of the property
to dispose of industrial wastes; a former oil storage area located in the
western portion of the former industrial building; a former paint booth located
in the western portion of the former industrial building; sump area in the
basement of the western portion of the former industrial building which
contained a sludge tank, pumping system, floor sumps, and process pits; and
sump area in the basement of the eastern portion of the former industrial
building which contained sumps and process pits.
Is soil contamination
present above an
applicable regulatory
level?
Yes; various volatile organic compounds (VOCs) and metals were identified
above MDEQ Part 201 and/or Part 213 Drinking Water Protection (DWP)
and/or Groundwater Surface Water Interface Protection (GSIP). Lead was
detected above Industrial Direct Contact. Additionally, 2,3,7,8-
tetrachlorodibenzo-p-dioxin was reportedly above EPA Toxicity Equivalent
Factor in the southern portion of the property.
Is soil contamination
delineated in all
directions?
Yes
Is groundwater
contamination present
above an applicable
regulatory level?
Yes; various polynuclear aromatic compounds (PNAs), polychlorinated
biphenyl (PCBs), VOCs, and metals were detected above MDEQ Part 201
Drinking Water (DW) and/or Groundwater Surface Water Interface (GSI)
Generic Cleanup Criteria (GCC). Additionally, Light Non-Aqueous Phase
Liquid (LNAPL) was identified in the central to western portion of the former
industrial building.
Is groundwater
contamination
delineated in all
directions?
Yes
Significant
deficiencies identified? No
PM Environmental, Inc.
Page 3
Brownfield Plan for the Former General Motors Plant 25 Property
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-002; January 14, 2016
Additional information:
The property is a Leaking Underground Storage Tank (LUST) site with one
release reported in 1985 when gasoline was discovered in the sewer. The
gasoline was pumped out of the sewer and the UST and associated piping
was removed. Approximately 1,100 cubic yards of impacted soil and 2,000
gallons of gasoline were recovered and disposed offsite. A recovery system
was installed which removed approximately 500 gallons of free product. No
additional free product was identified. According to the reports reviewed,
based on the lack of free product and the decreasing concentrations of
hydrocarbons the State issued a No Further Action (NFA) letter, the date the
letter was issued was not provided. Subsequent groundwater sampling
documented that benzene, ethylbenzene, and xylene exceed current MDEQ
Part 213 DW and/or GS! Risk Based Screening Levels (RBSLs).
A location where a hazardous substance is present in excess of the concentrations, which satisfy
the requirements of subsection 20120a(1)(a) or (17), is a facility pursuant to Part 201. Section
20120a(1)(a) requirements are the Cleanup Criteria for unrestricted residential usage.
Contaminant concentrations identified on the subject property indicate exceedances to the Part
201 Residential and Nonresidential DWP/DW, GSIP/GSI, and DC cleanup criteria. Additionally,
mobile LNAPL was observed in wells on the subject property. Therefore, the subject property is
a facility under Part 201 of P.A. 451, as amended, and the rules promulgated thereunder.
The Baseline Environmental Assessment (BEA) text, tables, and figures are provided in
Appendix E.
C. Summary of Eligible Activities and Description of Costs (Sec. 13 (1)(a-b))
Tax Increment Financing revenues will be used to reimburse the costs of 'eligible activities" (as
defined by Section 2 of PA 381) as permitted under the Brownfield Redevelopment Financing
Act that include: baseline environmental site assessment activities, additional response
activities, demolition, site preparation, infrastructure improvements, and preparation of a
Brownfield Plan. A complete itemization of these activity expenses is included in Appendix E.
The following eligible activities and budgeted costs are intended as part of the development of
the property and are to be financed solely by the developer. The Authority is not responsible for
any cost of eligible activities and will incur no debt.
1. Baseline Environmental Site Assessment Activities; Documentation of Due Care Compliance
(DDCC) at a cost of $2,500.
2. Additional Response Activities; relocation of active monitoring wells (up to five wells) at an
estimated cost of $7,500.
3. Demolition Activities; site demolition including the removal of existing concrete pavement and
curbs, and railroad tracks, and balancing of the site at an estimated $175,000.
4. Site Preparation Activities; soil erosion control, mass grading for project site, land balancing,
and backfill at an estimated cost of $95,000.
5. Infrastructure Improvements; water and sewer main installations within the public right of
way, at an estimated cost of $97 ,500.
PM Environmental, Inc.
Page 4
Brownfield Plan for the Former General Motors Plant 25 Property
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-002; January 14, 2016
6. Preparation of Brownfield Plan and associated activities (e.g. meetings with BRA, etc.) at a
cost of approximately $9,000.
7. A 10% contingency of $37,500 is established to address unanticipated environmental and/or
other conditions that may be discovered through the implementation of site activities. This
excludes the cost of baseline environmental assessment activities and preparation of the
Brownfield Plan.
All activities are intended to be "Eligible Activities" under the Brownfield Redevelopment
Financing Act. The total estimated cost of Eligible Activities subject to reimbursement from tax
increment revenues is approximately $386,500 with a potential $37,500 contingency, resulting
in an approximate total cost of $424,000.
This plan also accounts for the capture of $1,500 annually, for OCBRA administration fees.
D. Estimate of Captured Taxable Value and Tax Increment Revenues (Sec. 13 (1)(c))
Incremental taxes on real property included in the redevelopment project will be captured under
this Brownfield Plan to reimburse eligible activity expenses. The taxable value of the real property
was $108,360 for the current tax year. The estimated taxable value of the completed
development is $590,000. This assumes a one-year phase-in for completion of the
redevelopment, which has been incorporated into the tax increment financing assumptions for
this Plan. An annual increase in taxable value of 1% has been used for calculation of future tax
increments in this Plan. Appendix G details the estimate of capture tax increment revenues for
each year of the Plan from the eligible property.
E. Method of Financing and Description of Advances by the Municipality (Sec. 13 (1)(d))
Redevelopment activities at the property will be funded by CDM Leasing, LLC. Costs for eligible
activities funded by CDM Leasing, LLC will be repaid under the Michigan Brownfield
Redevelopment Financing Program (Michigan Public Act 381, as amended) with incremental
taxes generated by future development of the property. No advances will be made by the
Authority for this project. All reimbursements authorized under this Plan, as amended shall be
governed by the Reimbursement Agreement.
F. Maximum Amount of Note or Bonded Indebtedness (Sec. 13 (1)(e))
No note or bonded indebtedness will be incurred by any local unit of government for this project.
G. Duration of Brownfield Plan (Sec. 13 (1)(f))
In no event shall the duration of the Plan, as amended exceed 35 years following the date of the
resolution approving the Plan, as amended, nor shall the duration of the tax capture exceed the
lesser of the period authorized under subsection (4) and (5) of Section 13 of Act 381 or 30 years.
Further, in no event shall the beginning date of the capture of tax increment revenues be later
than five years after the date of the resolution approving the Plan, as amended. The Property
PM Environmental, inc.
Page 5
Brownfield Plan for the Former General Motors Plant 25 Property
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-002; January 14, 2016
will become part of this Plan on the date this Plan is approved by the Oakland County Board of
Commissioners.
H. Estimated Impact of Tax Increment Financing on Revenues of Taxing
Jurisdictions (Sec. 13 (1)(g))
The anticipated activities reimbursed or funded through tax increment financing total $424,000.
Taxes will continue to be generated to taxing jurisdictions on local captured millages and school
nnillages at the base taxable value of $108,360 throughout the duration of this plan totaling
approximately $167,400 or $5,580 annually.
School tax capture is not currently proposed under this plan. Therefore, it is anticipated school
tax capture will provide new tax revenue of $409,798 throughout the duration of this Plan.
Non-capturable millages; including debt millages, the zoo authority and art institute, will see an
immediate increase in tax revenue following redevelopment and will provide anticipated new tax
revenue of $10,959 throughout the duration of this plan.
For a complete breakdown of the captured millages and developer reimbursement please see
"Table 2" in Appendix F.
I. Legal Description, Property Map, Statement of Qualifying Characteristics and
Personal Property (Sec. 13 (1)(h))
The legal description of the property included in this plan is attached in Appendix B, property
location map is included in Appendix A, and "facility" status documentation is included in
Appendix D.
J. Displacement/Relocation of individuals on Eligible Property (Sec. 13 (1)(i-I))
There are no persons residing on this property and no property will be acquired or cleared by the
authority under this Plan.
K. Local Site Remediation Revolving Fund ("LSRRF") (Sec. 13 (1)(m))
Use of a Local Revolving Loan Fund is not part of the scope of this project.
L. Other Material that the Authority or Governing Body Considers Pertinent (Sec. 13
(1 )(n))
None.
PM Environmental, Inc.
Page 6
SITE PHOTOGRAPHS
Foundation of the former building looking east
Foundation of the former building looking
southwest
PM
ENVIRONMENTAL
Photographs From Site Reconnaissance
PM Project No. 01-6164-0-001
Location: 225 East Columbia Avenue, Pontiac, Michigan
Photograph 1
Photograph 2
ENVIRONMENTAL
Parking area of the subject property
Railroad spur located on the subject property
Photographs From Site Reconnaissance
PM Project No. 01-6164-0-001
Location: 225 East Columbia Avenue, Pontiac, Michigan
Photograph 3
Photograph 4
ENVIRONMENTAL
Append ix A
Environmental
& Engineering
Services
011111111 ,-.PT.Ct7c7e7s1ACA7e,
Ian E,69:Dyi_Tg.•:ng 11* 3,
Pontiac
11113i4ial t
o*----,,,'—_,.z_.•„,--'-:gPTV Erte.i . mit
Whid I
iliQmolwww011,1441 mj.-'...--- gfiniragme
k*hittail ,ffinumikinii .1411i0A5111
iiijilit
Pliittliiiiiiiii
LE'"t 'fbWrii:61-77.A7-6
7 7- A.4!3:;: •
937 E-Columbi.a Avg
Alt •rit'; .
2 Fur, Com..
5 Foot Goraoues
FEMA Base Ford EVE...Elam
/Al FEW, Cross sea,.
C) 100 yr - FEMA Floc dplain
190 yr 00.1.6) - FEMA Floodylak
C) 500 yr FEMA Floydp1.111
FLOODWAY- FEMAFkocIOLin
Disclaimer: The information provided herewith has been compiled from recorded
deeds, plats, tax maps, surveys arid other public records. It is not a legally recorded
map or survey and is not intended to be used as one. Users should consult the
information sources mentioned above when questions arise. FEMA Flooplain data may L. Brooks Patterson
not always be present on the map, Oakland County Executive
Date Created; 912912015
441111. NORTH Inch = 400 feel
== 0A.KIAND"
Assessors Map
Oakland County One Stop Shop 2100 Pontiac Lake Road Dldg. 41 West Waterford, A4148328 Phone: 248-858-0721 Web: www.adyentageoakland.com
Appendix B
Environmental
& Engineering
Services
LEGAL DESCRIPTION
Parcel ID: 64-14-17-276-006
T3N, R10E, SECS 16 & 17 PART OF NW 1/4 SEC 16 8d PART OF NE 1/4 SEC 17 BEG AT PT
DIST N 02-17-33W 116.50 FT FROM W 114 COR SEC 16, TH S 87-48-42 W 613.50 FT, TH S
84-15-09W 198.16 FT, TH N 01-54-29W 188.57 FT, TH ALG CURVE TO RIGHT, RAD 459 FT,
CHORD BEARS N 70-05-26W 170.29 FT, DIST OF 171.29 FT, TH S 87-30-16W 106.45 FT, TH
S 02-41-22 E 248.73 FT, TH N 89-56-01 W 229.61 FT, TH N 02-43-16W 1221.94 FT, TH N 87-
33-37 E 1742.15 FT, TH S 02-09-08 E 1241.83 FT, TH N 85-57-36W 112.78 FT, TH S 87-48-42
W 316.03 FT TO BEG 47.61 A 3-29-11 FR 002
225 E COLUMBIA AVE PONTIAC, MI 48340-2807 (Property Address)
Parcel Number: 64-14-17-276-005
Property Owner: C.D.M. LEASING, LLC
Summary Information
Assessed Value: $108,360 I Taxable Value: $108,360 > Property Tax Information found
No Images Found
> 5 Building Department records found across 1 property
Parcel is Vacant
Owner and Taxpayer Information
Owner PLANT 25 LLC Taxpayer SEE OWNER INFORMATION
PO BOX 307
LAPEER, MI 46446-0307
General Information for Tax Year 2014 1
Property Class
School- District
ITOnly
PPBusCode
User Alpha 1
User Alpha 3
Historical District
User Alpha 2
302 Ind Vac
210 Pontiac City Schools
POST
Not A vallable
Not Available
Not Available
Not Available
Unit
Assessed Value
Taxable Value
State Equalized Value
Date of Last Name Change
Notes
Census Block Group
64 City of Pontiac
$108,360
$108,360
$108,360
07/31/2013
Not Available
Not Available
Principal Residence Exemption Information
Homestead Date
Principal Residence Exemption
2015
2014
Previous Year Information
Not Avai.Oble
June 1st
0.0000 %
0,0000 %
Year MBOR Assessed Final SEV Final Taxable
2013
$108,360 $108,360 $108,360
2012 $124,430 $124,430 $124,430
2011
$0 $0 $0
Land Information
Zoning Code
Land Value $216,720
Renaissance Zone No
ECF Neighborhood F.C.F. Table GMC
Lot Dimensions/Comments Not Available
Lot(s)
No lots found.
Total Acres 47.610
Land Improvements $0
Renaissance Zone Expiration Not Available
Date
Mortgage Code Not Available
Neighborhood Enterprise No
Zone
Frontage' Depth
Total Frontage: 0.00 ft Average Depth: 0.00 ft
Legal Description
13N, RIDE, SECS 16 8: 17 PART OF NW 1/4 SEC 16 84 PART OF NE 1/4 SEC 17 BEG AT PT 01ST N 02-17-33W 116.50 FT FROM W 1/4 COR SEC 16, TH S 87-48-42
W 613.50 FT, TN S 84-15-09W 198.16 FT, TH N 01-54-29W 188.57 FT, TH ALG CURVE TO RIGHT, RAD 459 FT, CHORD BEARS N 70-05-25W 170.29 FT, 01ST OF
171,29 FT, TN S 87-30-16W 106.45 FT, TH S 02-41-22 E 248.73 FT, TN N 89-56-01 W 229.61 FT, TN N 02-43-16W 1221.94 Fr, TN N 87-33-37 F 1742,15 FT, TH S
02-09-08 E 1241,83 FT, TH N 85-57-36 W 112.78 FT, TH 5 87-48-42 W 316.03 FT TO BEG 47,61 A 3-29-11 FR 002
Land Division Act Information
-1
Date of Last Split/Combine
Date Form Filed
Date Created
Acreage of Parent
Split Number
Parent Parcel
=71
Not Available
Not Available
06/27/2011
0.00
0
64-14-17-276-002
Number of Splits Left
Unallocated Div.s of Parent 0
Unallocated Div.s Transferred 0
Rights Were Transferred Not Avoilable
Courtesy Split Nat Available
Sale Data Sale Price I Instrument
I Grantor Grantee Terms of Sale Liber/Page
03/21/2012 $1.00 QC GENERAL MOTORS CITY OF PONTIAC 2-$1orNoConsideratn 44197:406
07/15/2011 $1,000,000.00 VVD RACER PROPERTIES PLANT 25 14-Other 43214:197
03/31/2011 $1.00 QC GENERAL MOTORS CORP RACER PROPERTIES 2-$1orNeConsideratn 43203:783
**Disclaimer: 135.9.A Software provides AccessMyGov.com as a way for municipalities to display information online and is not responsible for the content or accuracy of the data herein. This data N provided for
reference only arid WITHOUT WARRANT.' of any kind, expressed Cr inferred. Please contact your local municipality if you believe there are errors in the data.
Copyright (4) 2016,1E158th Software Inc.
Appendix C
Environmental
& Engineering
Services
NEW TRUCK REPAIR FACILITY FOR CDM LEASING COLUMBIA AVE., PONTIAC, MI COD,," COMPLIANCE CHART 1 'PLR PRIMPrET WELS rIPSIUMFD TO ANO_PHAII COMPLY W. MICHIGAN BUILDING. CODE 2012, MICHIGAN PLUMSNO CODE 2012 (PART 7) MICHIGAN MECHANICAL CODE 2012, MICHIGAN ELECTRICAL 0010 201I (PART 5) NATONAL ELECTRICAL °DEE 2D11., UNIFORM PIER, CODE BOOS INTERNATIONAL FUEL GAG CODE 20:2. IN.NATIONAL PRE CODE 2009 ADIPSSELUTo MICHISEAN OMR. FR. SENIOR LAW. PA 1 OF IDES AS AMENDER NOT THE AREA TOC/ANS 0117.1 STANDARO AS 8.orrs.:OFD wd OMPEYER 11 OF THE PBC 2012. U. CROUP - H, S-I, P-1 to. USE CONSTRUCTOR nRE - IIB pw DIV MEAS, GROU 0 FLOOR SHOP & Az_SSCIRY ZEREAs - CROUNO FLOOR CFEICE - 1,955 S.0 9,0 SM MEZZANINE STERA. - 1,615 SEE TOTAL MOUND EIMOR AREA - 11350 EP TOTAL OF ALT PLOWS ALL .A.5 - 13.555 SE. CLUSIETER or DCDSPANTO PER EESP.O PEOIRREMEN. - 121 SE /500 4- STORAGE MEZZANINE 9.9B0 SF /100 - 100 ENDUST, ASSEMDLY 1,CD5 SP /1013 - 17 oFFIcE A. ROMER OF OCCUPANTS USED To DETERMINE PI !MARINO ATONAL REOLIRED AND PROLTOR MIANTERFs CONCRETE FLOOR NOTES 1, OFFICE FLOORS TO BE WE CONCRETE 5,111-1 REERMESH CVER 4- COMPACTED UND SAWOUT FLOOR AT 15 0 20% SOUPS TO GE APPROX. T/5T HIDE -BY 1" TO 2. DEEP. M SHOP FLOORS TO AD 8' CONCRETE OATH EMERMESH. DVS .PT coAPAcTi. STOOD, N/AL HOOT AT coMPLETIDN OF REWIRED LURE -SUBMIT FLOOR CO ISE X 15'. SAWOUTS TO SE APPROX.. t/ST WIDE BY IT TO DEEP. COSCREM USE ..SOC. Ps, MINN.! REP ALL PLANO., CONCRETE HMI, SHALL CONFORM THE -NCI STANDARDS AND spenAlcAlc0s. ALL CONUPIE TO BE DETAILED TO SITE WITH MB NET/LIE/IT TICKETS DEPOSITS .11.1 TEE OEITERAL SUPERINTENDENT. 000a. MINH.. OF 4 INCHES COMPACTED SAND UND. AU_ SLABS AND PADS POURED ON GRADE. USE AIR-ENTRAIN. CCNCRETE FOR ALL MAETERICIR SLA55 AND WALKS AND coRcREYE SullEcT , FREEZING AND THAWING AND DEICER CROW... DE-OEN SLAM. AU_ SAND SHALL GE COMPACTED BY PECHWCAL IdEANS TO ogSZEET A SOLID 54. MTN NO POIRS OR HOLLOWS, MT BELOW ALL SLAMS A 8 NIL VAPOR RETARDER SHALL HE PRO... MAIER PATER CLOSETS LAVATORIES T'ILERTeMTNN DRINKING FOUNTAIN H. S-I, F-1 MD.. 1* MEZZANINE IID y. 15,500 IT,SOD USE GROUP 11 OF STORIES CONSTRUCTOR TYPE FRE SPRINKLED ALLOWABLE TABULAR TOTAL GROUND FLOOR AREA CODE NOTES T LNG. QF EXIT ACCESS TRMEL Ulf PERMITTED LENGTH OF ENT ACCESS TRAVEL T 5. SPRINKLED) ssn' PSMITTED LEE.10. OF ECT ACCESS TRAVEL (5-1, F-1, SPRINKLED) ES. ACTUAL MAXIMUM LEETLIN CF EXIT ACCESS TRASE.L TOP PERMITTED NAMMUM EXIT OISTANcL FROM LIEZ:LANINE TO SOTTOM CT STAIRS SC APRS, MAMMON BUT oISTAN. PROM PMANINE TO ENSTON OP STN. 2, CAPA,Y OE Acirtss cOMPONENTS THE 011:001 MTH or ALL SPAIN,. IS 44.(1. OCCUPANT CAPACITY) PIE MINIMUM mom OF ALL. 00005 IS SE (170 OCCUPANT CARACITT) THE NINTH. 10071-1 OF ALL. CORRIDORS IS ETM(1. OCCUPANT CAPACIrf) 3. OES. LOADS FLOORS oFro6 de TOL- PSF Crum LoAD L.RES DORRIDEN5- 100 F,OF 1.0/E LOAD sHCP AREA- 1. PSF LI, LOAD STCRACE MEZZANINE-12, PSF LAE LOAD (LICHT STORAGE) ROOFS SEE STRUCTJRAL CALC01.0-11oNs Pr PRE-MANUFACTURED ELIELDENO SUPPLER El, MIMED USE Asp cso.0.A.Ncy CONRUANCE TO COMPLY WITH THE .ClUIRE,I.MS OF MOTION 50EM0 AT PIE MICHIGAN QUILTING CODE 2009 SpOTIoN SolE.32 NONSEPARATED .. WAS U.D IN THE 0es100 OF 1150 DUILDNG. TEE 0/001000 SEPARATOR 15..71WEEN A. 5-0 AND 1E-1 IS ZERO LH) HOURS PER TABLE 50B.9, ME.ANNE ACCESSMLITY - DNDER THE 1.1155001 .1.11. CODE AN ELEVATDIR OR LIFT IS NOT REQUIRED BECAUSE THIS AREA IS 1E05 THAN 3000 SQUARE FET, SPECIAL INSPECTIONS TORE CONTRACTOR SFLALL ARRANGE FOR SPECIAL INSPECTORS EY A 1.111NICIPALIT( APPROVED THIRD PARTY TESTI. ENGINES OR COMPANY. RECORDS OF THE INSPECIGNS SMALL SE REPT AMC COPI. FORWARD. TO THE ARCHI.CT INC THE 00110I05 DEPARTMENT. 11-IE FOLLOWNO INSPECTORS ARE REQUIRED FOR THIS PROJECT: A. sTRUCEILIRAL STEEL INCLUDING STEEL MEMBERS, NUTS, 1.1_75, WAsHERS AND YIELDS, • DoNCRETE FOOTINGS AND FLATMORK 0. MASONRY WORK INCLUDE.. REINFORCING ROOS STIROMITRAL. STEEL - ALL STRUCTURAL Sula. COMPLIES Znml SEcRON 2203. .ALED SEIMICATON GEP BISPECTION OF ALL CONN...NS AILS COMPLIANCE TO- SHOP DRAWINGS SHALL BE SUE-MITRED TO THE IsOILDING DEPARIAENT BEFORE INSPECTOR AND APPROVAL OF SUPERSTRUCTURE. 8, BUILDING IS Icom TEE sPRINKLARED CT Esas,A-Roo ems SOPPR..oN RUN WILL DE 00500770 70 113 eulueto TYPICAL NEW PARTITION PRZPONTRAGTWS P.ImMER- AFTER CONTRACTS ARE ISSUED. DEPARTEIEST FOR APPROVAL REPORE ANY ROE SPRINKLIM SYSTEM PORK, IT WU- SE PREPARED BY THE DETAIL. - 9, THE DESIGN PROFESSIONAL DI REsPONSIBLE CHAR. FOR TRIO PROJECT IS ARCHITELT ROBERT A.1- PRSIAMS. 7920 ROSINA AVE, DUPL.. MI 15072„ 2.1-355-0403. sTA.T OF MIONIGAN ARCMTECTURAL RECTISTRATION 13010100,30 IS RAM A.EM VAUD THEODOR 1D/51/16. INDEX TO DRAWINGS 1. TITLE, INDEX AND SPECS 2. FLOOR PLAN 3. FOUNDATION PLAN 4. STRUCTURAL FRAMING PLANS AND STAIR DETAILS 5. ELECTRICAL LIGHTING 6. ELECTRICAL POWER 7. MECHANICAL PLAN 8. DETAILED PLUMBING PLAN 9 EXTERIOR ELEVATIONS & DETAILS SCOPE OF WORK ME BUILDING STRUCTURE IS BEING DESIGNED, SUPPLIED AND ERECTED BY THE PRE-MANUFACTURED BUILDING CONTRACTOR. NEW TRUCK REPAIR FACILITY FOR COO LEASING, COLUMBIA RAE.. 00701)00. MI TITLE, INDEX AND SPECS ISSUED FOR PERMiTS 10-29-15 R. ,TI A .. PROJECT NC. 689A2 ROBERT A L VOLLIAMS, ARCHITECT SHEET 1920 ROMA grE., BERKEY, 111 48072 1 248-3E10-0465 I EMAJLOIROBERTALWISLIAMS.COM OF 9 d PIN msprEors ExEm ocsr \--coNc. pun mEny 0ATE m GEN.. ALL UNIT MASONRY HORN SHALL CONFORM TO THE REQUIREMENTS CF AOI/AS. 530.1, SPECIFICATIONS FOR 0Asor.7 STRUCTURES. 2. MAIERUL, .NCRETE MASONRY UNITS SHALL CONFORM TO ASIA CAN. GR,A0E N. TYPE I. FM - 1,500 P., RUNNING BOND, MORTAR TYPE S, 1.800 Ps, RITIRS M.DNRY UNITS, c-sts. GRADE SIM I. HORIZONTAL 1.1.0NRY RENFOROIE. To as psomoss IH L. MASONRY USE WO DURAWALL TEN OURAWSE Rosai.TALL7 AT 1ST D.C. GROLMNS, 2T00 PS. r TO 10. SUMP ROD GROUT IN VERTICAL SPACES IMMEDIATELY AFTER pearaNc AND AO,. ABOUT 5 MINDT. LATEL PROVIDE CLEANOCTS IF CROP, LIF7 EXCE.S IN BLOCK HALLS NAM. GROUT LIFT SHALL DE 0.-0. ALL MASONRY 05.00 FINISHES FLOOR OR GRADE SHALL DE GROUTED SOLED. S. WALL RENFORQING TO GE PRO/ODES. SIM_ REINFORCEMENT TO GE .T.I 0505. GRADE 50. GAR LAR, UOTMEH THE BUS DIAMETER, USE OLD ON ROD VERTIC/ALY AT PET ON CENTER IN ALL INTERIOR HALLS CROUT SCUD AT EACH ROT LOCATON. EQUAL RODS TO BE PROVIDED D,ITO THE FOOTING AT ALL LOCATED,. IP PRECA. MASONRY LUTE. SHALL NO PROVIDED OEF-R ALL OPENINGS IN MASONRY WALLS YABERE STEEL L.NrELS OR SEAMS OR CAST IN PLACE MASONRY s0QTELS ARE NOT CALLED FOR PRECAST MAsoslry LINTELS SCAN SE X SET PRECAST LINTELS BY THE LENOIR FIGURED HATS MNILIUM BEARING EACH END. MASONRY SPECIFICATIONS Tapoom =01.9. MEN HATER CLO.IS LAvATORES 1, 3 00...ALS GENERAL NOTES I. THE GENERAL CONDITIONS OF THE ALA, LATEST ECITION, SHALL GOYERN THE 14CRK OF AIL .NIRACIORE, SUBCONTRAGEORM AND MATERMLNEEL 2. ODOES: ALL CONSTRUCTOR TO BE IN ACCORDANCE EMIR THE LOCAL MUNICIPALITNS CODES, RULES, ORDWANCES AN Re..rtArioNs. 7. FIELD CHECKING: 71BE GDERAL CONTRACTER AND EACH SUBOONTTACTOR SHALL BE PULP RESPONSIBLE FOR HOLE CHECKING ALL CIMINO GOEMETONS AND FOR FITTING THEIR WORR TO ECGSERNS AND NEP POEM ITOTCE MUST DE IMMEDIATELY GIVEN TO THE ,AROHLTECT WHERE THERE ARE INCONSISTENT OR CONFLICTNG DEMERSTONS ON THE DRAWN. AND FOR HEISE THERE IS OCERVITLET IN TOE YEEDUT OF THE INDIADUAL TRADES AND/OR WHERE EM.E IS DONTF.C1 SET.. 0500 SHOWN ON THE DRAWN. ANT CONDITIONS FOUND IN THE HELD. ECHO cONTRADTOR ASSUMES FULL RESPONSIBILTEC PER ARE VUARAT THREE HE FAILS TO CHECK SLOP 00001710110 GIVE NOTICE T.D THE ARCHIE:EMT DE OlsCRIMANO. THEIEIN. INSURANCE: EADYE v.:TRACTOR SHALL DE RIMPONSIDLE FOR LIADITP, AND, COMPREHENSIVE INSURAN. AND FAR MENG CERTIFICATES OF INSUR.CE V(TH THE oHNER. EACH CONTRACTOR SHALL EFFECT AND MAINTAIN PUBLIC LIABILITY AND PROPERTY D.A. AND CONTINGENT LIASIL, INSURANcE To COVER OPERAPONS CF EMPLOSEES AND SUBCONTRACTORS MICH THAT THE CMS% TEA/TRACTORS, ARCHITECTS AND ENGINEERS MILL BE PROTEcorp PR. ELAN& FCR DAMAGE INCLUDING BCDILY Ws. AND 000TH. FOR THE LIMITS OE LIARLI. AND CDSCRACE PROST. HEREAFTER: .NERAL WRIST - S1.000.000 EARN OCCURRENCE, $2.000.000 AGGREGATE. ANTOMOTVE - S 1,000,500. CMNER SHALL PAP AND 00105010 FEE AND ETTENDED COMRADE TN.:RANCE ON THE WORK WHICH INURES TO THE OVEHEMS RENZEIT. EACH COITTRAOTCR AND SUBCONTRACTOR SHALL INSURE TAME .INDISIDUAL MATERIALS AND ECLIFSIENT DROUGHT TO THE TA PCR PURR.. OF PXLCUTNG WORK. 5 DAMAGE, EACH CoNTRACTOR SHALL DE RESPONSIGLE FOR DAMAGE DR INJURY TO 1.1. OMER THROUGH IMPROPER WORIMIANSHIP AND SHALL REPAIR OR PAY FOR T. REPAIRS NECI.SARY 70 CORRECT THE T.C. CF arcER TRADES OR MATERIALWIPM THERE SAID D.A. 15 NOT PROPERLY CORRECTED ORDSFD. TETE ARCHRF_CT MAT DIRECT OTHERS TO PERFaRM AND HAVE THE COST OP SZCH PURR GACK-OHARG. AGAMIST THE CONTRACT OF THE OFFF.NDINC P."( S MAINDFATTLIREPRZ SPECS. AU. MATERIALS TO DE DELIVF_PED. STORED. movro, APPLIED. ATTACHED AND FINISHED PER MANUFACTURER'S REQUIREMENTS AND PELOMMENO.ONS, LOCAL, STATE AND MAMMAL DLLILDING CODES, MD UTIL.MY COMPARY ar7LAATioss WHERE THERE DRAMINGS ARO SPE. CONFOCT OTTO THESE REGUIR.ENTS. I00E70IEP. No7ce SHALT BE OVEN TO THE ARCHITECT 7 PEEOP DRAVANC NOTE CHOP ORANNS5 .ALL BE SLIDMITTES TO THE ARCHIBMGT FOR APPROVAL FOR ALL STRUCTJRAL TRADES. SHOP DRAKNOS TILL SHOW TLC arNMAL ARRANGE...TT AND DETAIL FOR ALL ND. TO BE INSTALL.. SUBMIT TERM SETS OE ALL 17070AlEsTs. 5 PEGAL CONDITIONS. THE OWNER, CRIER, CCNTRACTCR, EACH INDIVIDUAL SUBCONTRACTOR Zs MATERLMMEN AGREE TO SAVE THE ARCHITECT HG/TALONS AS A RESULT OF ANY INJURY OR DAMACE THAT MAY OCCUR TO ANY INOINSCAL -DR PROPER.- DURING CONSTRUCTOR AS A SHALT oF ACTS OE OMISSIONS By ONE TOTE EERIER. .N1RACTORS MAP MATERIALLIEN IA THE PERFORMANCE OF THEIR MURK. ALL ERECTION M.10 CONSTRUCTOR PROCEDURES SHALL BE ETELMTED IN SUCH WANNER AS TO PIT, PROTECT THE STRUCEMRE, ALL OTHER TRADES WORKING ON THE PROECT AND 151T. SURMOUNT-R. AREAS FROM HAZARDOUS CONDITIONS. ALL MIRK TILL PRO.. POLLOSMNG AOL FORA,. STATE A.ND PEIERAL SAFE, CODES, STAPES AND RECOMILEED STANDARDS. ALL PROCEDURES OF CONSTRUCTOR AND ERECTOR WHICH ARE uNolmTA.N VENTICNT THE EVRESS WRITTEN AppRoVAL DE THE ARCHITECT ARE THE SQLE RI.PONSIBILITY CE :HE OWNS, CONTRACTCR. SURCRNTRACTOR HUH/OR MATERIAL,/DAN TECEUTI. sAME NOT ACE TO DE AUNDMIED.D AS NE/NO LENDERT,TEN WITHOUT THE ARCHITECTS KNOWLEDGE CR cONSENT LASTLY. IT SHALL BE THE .SPONSIBILITY OF EACH CONTRACTOR OD ARCADE CEETFICATES OF PORTMAN'S ...TER.,. ASO PUBLIC MAINLITY INS.MANCE NAMING E0. THE OMNER AND THE ARCHITECT AS NHAEHOACAEA oRDER SAT CARIFICATES_AND T-1.17 THE TONE OF SAM OSTEICATIES SHALL NE A 0.0ITCN FERF_OEIDEMT TO ACCEPT,. OF ANT MORK PERFORMED ON ORE PROJECT. 5, LrEETLITCm Au_ SEVIER, WATER, OAS, AND ELECTRIC SERRIDES (CR THE SELTI.INC ARE TO MEET THE LOCAL_ MUINCIPALITETS DEPARTRENTAL Too LIRLITY COMPANY RM. AND RE.LATIONS. IL SLIRSTM AND STA.-Ma BUILDING TO NAME SURVEY STAKE-CUT PRIOR TO ETCAVATICS, CONTRACTOR SHALL BE ....ISLE FCR LCCATING THE ISULOING AS SHUN ON THE SITE MAR, FOR SETT. ENISH HERE ELEVATIONS, AND FOR SETT346 Ton. ELEVAICNS. ARCH1r,G11.1RAL GENERAL NOTES; T. THE GENERAL CONTRACTOR SNAIL INSPECT ALL FE. COMMONS AND VERIFY ALL ENSING DIMENSIONS, IN THE ELENT CF ANY DISCREPANCIES SEIMESH THE ACTUAL FIELD CONDITOETS., DOSTING DIMENSIONS ANO 'THOSE INDICATED ON THE DR/MHOS. THE GENERAL CONTRACTOR SHALL CONTACT THE ARCHITECT FOR A DETERMINATTON AS TO THE 001RSE TO ACTRN. PR/HP TO THE START DE CONSTRUCTION Rg THE AREA NA MIESTON. 2_ 1.4 CASE CF DISCREPANCIES PR APPIEGLITIPS WITHIN THE DRAWN. AND/OP SPEC:MAIO... BINE GENERAL CONTRACTOR SHAll_ CONTACT ONE ARTEFIECT FOR A DETERMTITATON AND/OR CLARITIOATCN PRIOR TO THE START OF OONSIRLICION IN THE AREA IN OPTS-ICH CA ATE ORDERING OF MATERIA. IF 'MAT TS VEPERE THE OlsOREPANCY OCCURS, 3. ALL SUE-TRADES SHALL COOPDPIATE THEIR PO. WM .1. CC OTHERS OR WITH ENSTNC .NDITONS OCCURRING ABOVE OR 'BELOW THE PRP... AND SHALL MAKE CHANGES ROM ONE TO IRE . REQUIRED TO ACCOMMODATE SUM 'NOISE OR CONDITION. N. ALL MEDETT AND MATERIALS 50010. coNPOPLI TO THE HECEMEEMERTS CR ALL FEDERAL, sTATE AND LOCAL LAWS CHDRIANO.. RECLIMAICNS. AS NELL AS 11-1E RULES MD STANDARDS OF H//HA. AND MANCIFACIJRERES R.OMMENDATIONS. TRE CONTRACTOR SHALL OBTAIN ONE PAM FR ALL PERMITS AND .RIFICATES OF ENSPECEICN FOR vIalEm. HEINEN SPECIFIED. THE COST OF SUCH PERMIT AND CERTIFICATES SHALL NE INa_UCTED IN THER DID PROPOSAL. ONE SUS-CONTRACTORS SHALL VISIT THE TWISTING. sITE AND BLAMING. AND SHALL ...ME TO MUIR SATIVACION ALL OF THE PHYSICAL CONDITTONS AFFECT THEIR CONTRACT PRICE, NCI. THE MODATIDN OF PpLE EPSTNC EOLIPMENT NO ADDER. To THUR 515TH/COT PRICE TALL BE PERKMED COE TO IGNORANCE OF :HE EPEasTMO ceNomoNs. Z. ALL MATERIALS US. IN cONSTRuCICN .ALL DE REP AND OF FIRST CLASS CLIALIT, SE ALI DIMENSIONAL LUIPPER, PLYWOOD, PARTCLE BOARD. ETC. USED RI BUILDING CONSTRUCTOR SHAU_ HE PRESSURE TREATED, OERTIZZO PON-COMBUSIBLE, GYPSUM WALLBOARD SHALL BE INSTALLED WIN AU_ CORNER BEADS, -RIM, AOCIMSDRIM AND MOLDING ETC. AS REQUIRED TOR COMPLETON. TAPED AND SANDED READY FOR PAINT. VOL REPAIR USING MPS. BOARD HALLS AS REQUIRED, ALL WAUM SHALL BE TAPED AND SANDED, READY FOR PAINT. Ni...,ALL00.5e1,Z1,1.11,11,S1:15,.1XL,C.AZ ARE CRITTCAL ANC MAST AD MAINTAIN.. ADM1SE THE ARCHITECT IF THESE 12 ALL OEMENSIONS. SHAW, ARE FROM E.. FACE TO FINISH FACT OE AM NEN MATERIALS UNLESS OTHERMSE NOTED. 0,...NERAL CONTRACTOR TO VERIFY VEER THE ELM, THE .4.1PLETE SCOPE OF PORK To BF DONS
FINISHES SGHECOLE ROOM 54113 FLAIR WALL CURD WXREPARMr 76.7 ar11 1;,:00 DIM 0110111 10.1 017102.1. INTon HO POI/70 177 ... ED WENT 1011111100 MOP MO MERE It= emoskElo ALE 0111111011. LOX-ale O. MCP OFFK£ SEALED CONCRETE 7TRALL APO FAE. 0,,,,_., ,,, I' moms AREA szoLial COMPLETE 171:15VALI. MC eLar< L,,,v_., ... P0010 ... mINcFElt E11.090 001517 .. DECT-F.0.11. OFFICe. LT, SWALE, 00100 50011, 101001 4212 (ERAlec ALE MULL LAP-IA 40 11 7110AL F... F.17 coNFERENI. umpEr Dorm. EAT-4E AT It PAINTING NOTES FINISH ES NOTES El OCRS ALL FLoolv emElaw 01 TOE saws OF E-770, OFTEDE CODADOWS AND ACE= PO DOTS (FICLUIREC ENTRIES), SHALL ooMPly VAIN THE FOLLOYANa 4.1114144010 21.425 II MAIER& IsAssEm IN AocoRDAHOE 40TH 0010 0042 0. DEousio 0010 41004 0740001$ 0.050 420005000 RATED cowalaRs AND UNES OF 14E045 OF EGRESS SHALL HAW A sUp wasTANGE SURFACE C. A CARPET THAT IS USED AS A FLOOR COVETING IN THE MEANS OF EGRESS SHALL WISE A HOT 0191347. IC FLAT. BE SHORT PILE ARO ISE 70LI5ELY FASIEWO. D. CARPET. SHALL NOT FE USED 70 =MACE A RAMP 11141 HAS A SLOPE STEEPER THAN 1 UNIT WATICAL IN 1501110 HOPEONTAL IN ALL AREAS MEN THAN 410411000 EGRIEss,010 P0000 044101 MOLL MOOT Ott IF-I 'PILL TEST STANDARDS AS A MINIMUM. "SEALED 004000 le 'MTH SEAL-COM oR KLAE-14-sB01. APPROVED EOM. Ho BOX. 'CARPET' allED DOWN 111TH yEETT. BASE (DIS)2ARD. INsmuro BAsE). 'CERAMIC TEr CH GONER( THE AIM 014. oFt =AHEM TLE 44400 (I8/S.F. INSTALLED ALLOWAIDGE). 100110- OIL WALL EPOSIEs 10 00 CLASS TA' 0000 00= WM A SHOW oEvEsown 40 1120 OR LOSS IMIDI TESTED IN ACCORDANCE 111171 0510 00 MrLock WALLS - PDNETECT SEE TAINTING NOMA YEIRDISILL - PAWED. w 1/0" 015111212 WE PAINTED NOTES. Oil Ma. 04I04I:3 10 1110 CLAM Le 050 0000 ATM A CLAES I DANE 710147 RATINO 0+ 0-00 Ill ACCORDANCE ATM ADM THOR SHODE DEVELONED musT BE ASO 71 Ems wino TESTED IN ACCORDANCE AIM ASH ALAy-lre - 4' LAY-IN TM STANDARD CAA. IN METAL ERE. METAL DECD. - EXPOSED METAL 110041 0010 MO 0:712 PARMED. MINT r0222 - SORDID] AND INSTAL= NY Dm-MANUFACTURED 00110140 50100101 DOOR SCHEDULE COVE ......, nook SIZE DOOR AND FRAME MATERIAL REMARKS 1 i 0-0 X 1-10. ALWONUM DAG 5100011 5.455 ATED77.. T1IRED1711, eLDEFR, 1.74.Locom AcAlIDT =ism 2 4 01-0" x r-o. 021.00 010041 14,,P"'744,4-1„0,T4'W. 0-00104 11014-4.10000 s 4 411020011 P211 -e ...-." StrZici20AVAITTru"Tm 10 4 0'...o. X ID-OF "°4' 4'-'4L- 1E11.07 PER olmurs 7220111501405 91 2 s-e x ir-or ,,,°M....• m.°1- P50001 1.0011 ,_ mcTak m, METAL 7.0& PR 0:1DPS 0000000110450110.1 : OlE 13 1 s-.. x 3I-0r HF47:41 110514 '''''''a" MEDD. PER OWNERS REWHalENTS .,,,, 0 „0.0 11-04 ir,r;Sk POOR, METAL :,4„zevorso P. ITIMER,S 61222222224-22, TOP 30 I 24' METAL EY TOILET PARTITION LONTRACTIES 0 34" METAL 011 174.21 PARTITION LETTIPAclEm . . „, „, METAL DOOR. STEEL .147M.5 TASELATEZ SECTIONAL OmERKAD. WITH WEL,. o O 1. ALL DLOCK m GET ONE COAT 'DOCK FR= Das ONE war FINED 1. ALL ORTNALL BERM PAINTED 70 7-C11113 COATI ALt. MEWL DEED MD IDIOTS EXPOSED El N000000 IMAM SFACES TO GET ONE COW. GENERAL NOTES 1. 61210100 15 100% 11115 0011010.000% 2 CODE NOTE- coNsmc126 TEE IS TyPF lis (PEA 141141731 2uLuma CODE IOU). 0. ;NESTOR ANA.= AU. PIPING AND DUCTS PENETRATING 707/71000 AZELIELIES. USE ORLY LOOAL MUNicworly AppRovEo LEFIlioos 020 140101110121 4. TION-CON. 14.22.2 CALL. FON cH THE DROWNED MD IN THE SPECS =ANS DFS-RETARDANT TREATED 00010" 'TESTED IN ADOORDANC: COTTA ASHA 600 010 FURTHER AS DEFINED BY WENICAN BLAMING CODE 2012 11.0. OILERS Alm 0421111 00 BE NON-DEAL 5. FEEEZANINE GUARDRAILS 42. 0105004 1101011 sHALL HE PRODDED ALONG' ALL OPEN soEs OA ALL aD/STEn CALKING 0.10000+10 000 AS 111 PROW= THE pAssARE BF A 21" SPHERE. ALL WARDS SHALL SE GCNETIDICIED TO DIFIFORT O 1370I010ATEI LOAD OF 200 POUNDS .PUED AT ANT PONT 2110 IN AWE PRE0117. I. DEARRIORS N. alv:14 To NOMINAL RRISHED STIED 11101010 0140 TO NOMINAL Bata' MASONRY WALLS (BEFORE ANY MIRING DR FINDH woMPD. 7. OPERABLE PORTS SHALL CO OPERAELE NTH ONE HAND AND Dull NOT ROWED TART GRASPING. PDCHINO. OR TWISING OF THE SWISS THE 4407 RECOIRED TO ACTIVATE ORDRABLE PORES alAll GE DSE (5) POANDS MASTRUM. C sir PLAN. SALEM, ARO STE 000122262 ARE M OTHETS. 4. 12002100 DOT 20100010701117 TIE suRFAcE asoF Alio 01057 oF MCIFRIOR DOT OooRS Mkt ED AT TIE SAYON LENTIL. IECIERIOR SAD S15.11 717 CAF 011770044 OISLIATION GEM TO PREVENT HFAIrtoro 141 INE Rom 111001101401 RAB's woRg AWAY FROM THE WILDING SHALL BE 1010 01 1/4" TER FooT 171 IRE FIR01- 0 FEET. THE EICIERIOR 5110 SHALL BE AT LEAST Dar VALIE ANO 00001. 011000 AT LEWT 3 FEET To 1111 sop 0F 150 4.51101 SEE OF WE DOOR. 11 DOMING APPROACH- FROM THE 1714 1001102010110 TIE PARR= AREA PROSIDE A Amu, AT LEAsT WOE OTT & MARIMBA SLOPE OF 5 PEADANT, Ti. FIRE 171771simm (01 11144010 SHALL EE PRODDED AS REWIRED BY NEPA 100. 12. SEWED' cum. RECONDOENTS SEE DOOR sommER Roms 13. TaLET ROM 0015 51044. BE p501175 0110 10207 ROOMS LWELM OR THE PLANS 45 010115 Dion:ATE FoR THE HANDICAPPED 07010.07 . OESECIATED ON TIlt 5045 Sow sub. Ea MouNATO CR 1410 1141.!. AOSAEDiT TO THE LATCHSIDE OF THE DOOR AND MUER. AT 6CT HEIGHT. 14, TA.7 Ear Ems compUTINU WMI ICC/ANSI A1173-207. =BON 77 SHAD IL pRovioEn AT ALL OCT DISCHARGE DOCHS AS FOLOOND TACTIEL CHARAoTERG SNAIL DE 43. FENIMUM ANSE WE From. MEARIJ0E0 TO THE 1000110 00 TIE LomEsT TAcTILE 044000101 4140 ET MAMA AGOSE ME FLOOD BEAsuHD TO THE 50011110 01 THE HIGHEST DIARALIER. TIE SCR 1141.1 00 ALETWEELE INE OMR Al THE LATOISDE 15. BUILANG .ADDRESS SHALL NE 17077 AN REWIRED BY LOCAL GIME 10. RETURN 404 PLENUMS- THERE ARE 51110 00 175 WOE. STUD PARTITIONS AND FLOOR SYSTEMS 1. SCAND INSIDATE STUD PARTICHS AROUND MOST Roals AND 0210010011 015100 WITH 4.1/21 EIEE00110 DANCE INSULATION. 2 DUD PARTITIONS ORE TO SE SOLT MTN METAL STOOD sFE EETA2 101 STALER. SAFETY GLAZING R EOLl[REM EN TS: MEET ALL SAFETY 2.45110 070.010010210 CP ME MICHIGAN BULIDLNO 020E 2E02 SAFETY WOW WAE, II PRODDED IN THE FOLLOWING LOCATENS AND ALL GINEN LOCATORS REQUIRED SF THE COM 1. ALL SLAITIG IN DIMING DOORS. 2 Au_ 0.2710 AHicH 11 AITNIN ID OF THE FLOES OF A WARM 001112.05 44140 11I5II14 04. OF THE EDGE GE A 0071 IN ME CLAIREB Foams 1. ALL WONG AMIN le OF THE FLOM Itr, Ma. a I la Oa. Xa• 'r I - • . • .7 IMI • %AIM r.• H=1491;411- A 111 IT , PARTS 'T r. GENERAL OFFICE TRUCK REPAIR SHOP • Imo = . - .1111111111111 .. . - COMMON AREL,„. 111 11 It' , ,i, 2 mina% 1 IMAT7 OFFICE m47E. JIIICII = = 17, IN.04 n rE : LJEUTI ARE4 :i ! 5.10,, OFF:a BREAK 1,001, eatillieliii*4 II II . Ear 111111CM=Pral •T-- ; Mr = 0,40004214 L2C4 C 4100141002 ... ...... 1 1,7 o . 4 NEW IRUCK REPAIR FACILITY FOR COM LEASNC. COLUMBIA AVE_ P011114C. MI FLOOR PLAN ISSUED FOR PERMITS 10-29-15 0040+ 1)8. PROJECT NO. 689A2 ROBERT A. L AlLUAMS, ARCHITECT SHEET 1920 ERNA AYE, BEFALL% PI 46072 2 246-289-5465 EMAILoROBERTALIMLLIALIS.COM OF 9 Wm' DOOR NOTES 1, ALL OWN HAREVAPE TO BD LEVER TYPE. ACOESSBLE PER MICHIGAN 101101N0 2 ALL 0000 1111000001 SFIALL BE INSTAUED A 110014110 OEM" AND mum:a 00 120 001044 1-1.1E FLOOR. 0. ALL owe cLosEED MALL MED' OWNING FORCE AND SRC., PERIOD 17711404017 4. NA DOCIX CLOSERS MAU.. ADJUSTED SO THAT r SHALL 14107 01 LEAST RYE 07011465 011 00000 10 AD. FRCS All WEN POSTON OF BD DECREES TO AN CIPDI POSITON CD 11 DECREES. 5. ALL 000 HARDWARE DIALL BE CAPABLE OF 01701101 ISDN THE USE GE ONE HAND AND MAU_ NOT AWARE THEY PINCHEIC TONT ORASPRIG CIP VOSS= CF THE 0051 11 OPERATE. a. 7660421226 0E40I0.I0 APE PROHIBITED. LEVER CR PADDLE DEADBEAT RELEASES ME ACCEPTABLE. 7. ALI. 1401101 METAL FEWIES IN MAMMY WALLS TO 0400+ 4" HEAD SANDS 8. AU- THRESHOLDS 110 00 MAX. 1/2" HIGH 7141 TAPERID SorEs. THRESHOLDS CyCEEDING 1/4" SHALL HAVE A 1:2 arac. 2 ALL MAN.ORS ARE 1-3/4. TDoc D. Au. mammy To w wal-Lorsaw ADAWNT 0041:W. 12 ALL EXIT 00017 5177 BE CPEPURLE FREAI ME INSIDE 04 00 201105 WITHOUT A KEY. 10. 010+ 1015190 10' OF 011 00001 To HASH 00400140 UNODEPRUPTED =WADE
FOUNDATION AND CONCRETE NOTES 1. EATERIOR MASONRY 'PAUL nENCH 1007100 ME TO RE PROVIDED FOR EXTERlai IMEGNRY RALIR As sHOWN. ALL ARE TO 00 17 VILIE 047 0000 10741101 FOOTINGS WITH 2 5 ROCS CIGNINUOUS AT r OFF BOTTOM OF Porn/NG GRLEss THEasE NopED. (47 DEPTH IS TO OE FROM MIMEO GRADE). 2_ .WPEAD FOOTINGS CR THICPLENE0 TAOS ARE PD BE PROVIDED FOR INEDRIOR MASCNRT WALLS AS ENNA/. ALL ARE TO BE 24' FADE X 17 DEER VAT THREE g MOS CONTRODUS AT 3 OFF BOTTOM OF FOXING UNLESS 0101E11020E NOM. S. MEMO TO RE PROVOED FROM FOOTING INTO 1000007$ HAMER, WALLS AT THE SAME ME AM WAGING AS 711E REINFORCING IN ME WALL ITSELF. SEE 1110 DETALS. NOTES AND MASONRY SPECIFIGAIPONS CM THE FLOOR PLANS AND STRULIGRAL PLANS FOR DEPOTS OF SOX ARID SPACING. 4. 10- 0400 FocTINGs EAT EL slaw-wt. SCR 17 RADE ROOTILS AT THE GENERAL KINTRALTOILT CPTION. IN MAT N.. Ho. LIRE Fomvlcs EY EAat aDE oF THE DIMENSLONS 0019 411010 ANC CS IRE FLOOR PLAN. 5. Elm.. FOR STEEL GUARD POSTS SHORN ARE TO BE M. X 241 X 401 DEEP. SEE FLOOR PLAN FOR ECAGT LOCATORS. STEEL POSTS AM TO DE SET $1111 THE FDDIVIGS AFTER EREGTON OF MASONRY 00 0050 FRAME. S. SOIL EWING OM= sHaVIN 104 INN FLANS IS BASED ON ASSUMED SOIL REARING cONDITIoNs pENEAFENNa 0,000 000 THE OWNER SIIALL. RETAIN 700701000 OF A 000.0 10.0001 10112110011. NECESSARY MEM AND losPECIIONS TO DEMMINE 100 00119041 SaL MAROC CARACITY THROUlloUT DIE STE. SHOULD SaLS NOT BE UP TO TFE A.VSUMEO OMEN COSSEERATONS. Val THE ARGHIlEr SHAU. LIAMEDIATE_T BE NC/OREM ACTA]. CONAN LOADS ARE PROVIDED MOVE FOR SOILS ENGINEER REFERENCE. 7. Foortsic DEP-. CANNY' 011 0001017 TO A SMOLT OF r-r DELON FINISH CEADE AT SUILLOING LINE AND INTO A immure CS UNIDETREED SOL WM THAT CONTRACTOR TO BE RESPONRIBLE FOR COMPAGTON 11.110000000 of 01009 00107 Faso uNDERGRapio. SOIL 0111)1. 00 141 1 ev IN THE FIFA AND FUEL asionals ARE NOT EGMILL 10 DESIGN 001101110110 111E ARGAIHOT NETT BE 0011110 FDR PaiRUCTIONs FREW To Ramo econOc S. STEEL ALL snalcluRAL Sala HIALL CONFORM TO ARLEN. STAND/QM. A-So CR A-On sima. 2. caLCRETE CORCHETE TO 00 11.000 RSV LICIMUM FDR Ti. WES USE 1,51:41 PSI 11e010141 FOR ALL FLATRORIG 00000010 0000 m/pls CONFORM THE A.C.I. STANDARDS AND splEelmoAllacs. ALL coplaiNTE FE DEC MERE,1000571 OB .Ipourr ScsEls DEPORT WIRL THE GENERAL sPERRULENDENT. 0000100 MIMEO( OF 4 INCHES COMPACTED 54110 LINDER ALL SLABS ANO PADS POURED a; GRADE USE AIMENTIMODD CONCRETE FoR 00. 0017101 sues AND $uss AND ALL CONCRETE WORM TO FREEmio 10101200010 DEICER CHEMICALS WSW MARS Au. sAND sHALL EL MARA= IST MECHANICAL AINANs 70 INSURE A $OLID BASE 01111 NC VOIDS OR HGEMWS. COLUMN FOOTING SPECS MUNN FOOTINGS ME CENTERED CH THE COLUMNS oFILEss cOMIKSE ONENSIONED. CV.) COL HD. no". TIr. nr, -,sc, 7E% '77 m 24. 0201 0401 OUP. (so) ax, FT .7e. .7E.. .70, .70- 37 X SP 042" OEM. 47 0401 047 OMP. (40) 001. 0100 TE; -4r0441-042- DEEP. (00) 011.1090 'Se - EV X 57 X 47 DMA. SERVICE PIT STAIR DETAIL =ALE: 3/4 - NEW TRUCK REPAIR FACILITY FOR ON LEASING, COLIONSIA AVE., ?muse, mi FOUNDATION PLAN ISSUED FOR PERMITS 10-29-15 '''U: lir - f-r PROJECT NO. 689A2 ROBERT A. L WIUJAMS. ARCHITECT 3.1Er 1920 RONA AVE., DEWEY, IN 49072 240-388-0460 3 ENAIL0903ERTALNILLIAM0,00111 19 9 SERVICE PIT cory, Arg1.1 /5 PEN, V 76, IV? Ara 80T14.1 CROSS SECTION DETAIL sam 3/0- - ---,-. 1n1111ilffLini iMILL ct" OQ . . ittrn---111-111"----11 MN U. II MI L . _ _. .. . am In ‘? • L 11 s I. - rirt. IF-r Yllildil•NMONIN: n a „ FOUNDATION PLAN SCALFR ve e-v SERVICE PIT SECTIONS F. Sir m r-r
..._, ,11„ _ . . 0 0. .,"eZLI.1711,072F" , v .L1 /Taft E. WALL r Yll of-cP - TIFICAL PRE-10. 1.11..ING MAME /OR J.. . ',T11:GB " A-2,01-1 r mat yuTAvg- 000' .500 0511 50 STAIR DETAILS SCALE: V-0" STRUCTURAL SPECS T. 'FLOCR DEM, 005" VULDRAFT METAL DEDC .0 1 SO GA, MTH 6 X OW 27 X 0, 2.1 Nem HITH 4' CONCRETE TOPPING. I. PROVIDE DONSTRUCTON JOINTS IN AU. mE27ANIN5 MABS. AT A MINIUM. oF al caNTER. 5. am 01 0410 P.14 AND DETAILS FOR NERCO NEEDED FaI VE141500040 himsoNia WALLS AND POUNDATIDNE earau RATH 0.00 wHISTFIEN SUPPLIED BY 51511 20010-10110 DR 0114004 I. ALL DNEITIBIT Loaa TO HAVE I" ROUND STEEL POSTS arrsloE EALM JAIEL EACH P050 10 SE 0-0s LIMO 14'-o" UT ME GROUND AND 31-0" Dan A 0002 74. X AC DEEP CENCRETE 11015007 7, ALL OVERHEAD DOORS TO HAVE VIM CHANNEL Ewes. S. STEEL 1041000100- DR pRomDE AIL CUT COTS AND SUPPORTS FEN THE FOLL01110400 Maas. slaLITHS. HOAX UNITE VENTS FROM MCP 011 WAREHOUSE HEATERS, RUA/LIMO VaITS. ValT FANS..AND REM abysm I. GAS SERVICE TIT ROT TWo 4" SOUND 5150, 010010 POSTS. EACH PORT TO EE 7'-01 LONG (41-0" OUT 0004 010110 NC 31-1." INTO A 04. X 24 X 42. DEEP coNCRETE FOITINO). 10 PRECAST NIANONRY LOTELS ARE =NG PROVIDED OVER AU oPaohlos IAASCIHRT VIALLN vIDERE ZEE_ TAMS OR DEANS ARE NOT CALLS. FON. PIEETT. 001 MaCELANECUS STRUCMPAL STEEL 00001 0000000 To ALs.T.1.1. BIANDARDI 5-572 STEEL AD_ WORK 00211+ 00 commil400 ET &LSD. SIEDIFICATIONs AND sFANDARDS; THE L.S.S.E. ANIE/OR SHCRT VALN sTEA.L 11150 14sITTITE aAEDIFICATIONS 4101 5001100100. BREWER STEEL A/ORIC COMPRISES P0491 0! TOE RATTIDN 04.1131 SPA MELODIC OR WHERE ORNAMENTAL METAL Ma Is To HE 53.001E0, AIL 57121. DONNECTIONs 91,5.101 HImoso AND aDam 1501 ORDCND SHOOTH. STAIR SPECS. 1. ALL MATE:GALS SHALL BE NEN 001105I010. ERE TREADS TO OE CENCRETE FILLED METAL PM.. D. 5147 0000 TO 00 100001* 4. STAIR sTRINcas To BE STEEL cHANNICLS. R. STAIR Somas To OVERHANG Tfit RISER BELOW EGY S. HANDRADs To HE RaTAL PIPTOIAIL 7. HANDRAILS SHALL BE PROMDEO 04 BOTH IDES Cr ME STAIRS AT A HEIGAT 00 10 TO MP ANTE ME NEGINT OF TIE TREADS. HANDRAILS EVIALL WEND HCRZOAaALLY AT LEAST 121 OM= THE TOP RPSER ARO AT THE SLOPE OF THE STAIRS FOR A INSTANCE EIXPAL TO ME 1110711 0040 100055 BEYOND ME DOTTER RISER. ALL HANDRAILS NIMIL CORSITRUCTED TO 0411041 44 OCIATTENT.S7n CLL. SF 20o -.Laos APPLE. AT ANY PONT AND IN ANT 110E00104. Z. STAIR GUARDS AT 42" NIONAUNI HERDS" 01-151 31 PRommo ALoNs Sam 3110000005 40 00 PROHIBIT 10,0 0400015' OF A 11" WROTE. ALL WARDS 54404. 00 CONSMODIED TO 00401017 5 DENVIDODS aDFOLTA 1010 OF 20 POENDS pER UNBAR MDT AND A 051001051E0 LOAD OF 200 POUNDS ARMIES AT ANY pax" Alm IN ANT DINELTIDN. METZANNE CARD RAILS AT 42' 101150100 5004001 04011* BE PROVIDED AWNS AD_ SOES OF MEEZANNES SO AS TO PROMPT ME PASSAGE OF A 21' VITERE ILL Maim 01011 10 coNsTRULTED To SUPPORT A UNIFORM LOAD 00117 FOUNDS pm WEAN FDOT AND A CONCENTRATED LOAD OF 200 11111111)1NIPLES/ AT ANT POINT AND IN ANY DIFECTON, TIE OATES DI THE =ARM. 1101121 41A0I. MELT 040 000)444) FINBEREmeas 0002 HE sELF-OLOBNO AND STF-LATCNINO. 10. TREADS TO BE le IN DEPT, ALL sHAAL RE 004000 IN DEPT.! LIVER THE LENGTH 51 1050 sal. 11. 01000 TORE 5.70111 00001, ALL sHALL NE LNL0NIA IN NEWT oVENT r 1rAir 12. TOTAL STAIR 11EI040 11,10.5" Ell RISERS AT &TH.) STAR HAS A LCMET SECTOR TIE RISERS ANO UPPER SECTOR OF 11 RISER0 JOIST AND LINTEL SPECS LCIST 41 11144(05 FLOOR FRAMING PLAN FOR RO MISTS' To BE DESIGNED 'NM OARDLEVERS TO SUPPORT A 141011n04 OF 4100 PLY TEAL LoAD [HEMMING 012044 04E LOAD) LINTEL - 55510 %Pi 111 5 1/4s sTEEL KATE HERDED 115 BOTTOM, SCOPE OF WORK THE BUILDING ENVELOPE STRUCTURE IS BEING DESIGNED, SUPPLIED AND ERECTED BY THE PRE-MANUFACTURED BUILDING CONTRACTOR. FIRST FLOOR TO NIZZZANINE 11-10.5". MEZZANINE FLOOR JOISTS ALL SEARMO AT tr-c. MEZZANINE DESIGNED FOR 125 000 USE LOAD. NEW TRUCK REPAIR FACILITY FOR COM 14+40012. COLUMBIA AVE, PONTIAC. 141 FRAMING PLANS ISSUED FOR PERMITS 10-29-15 SCALP. IPI. PROJECT NO. 659A2 ROBERT A. L WILLIAMS, ARCHITECT '''''T MD RMINA AVE., BERKLEY, 141 MOM 4 2404-389-0455 EMAILOROBERTALWUJAMS.COM Of" 9
LIGHTING NOTES I. 00710-oES 9-10*1 1.101OUT MIS GONIIOGISo 000 10 1004001 ALL ow asps 100T ImmouAL Rom 1010111 0010 LIGHTS. BrIERGENGT LLGLITG 0010 NIGHT LIPITN 1. 100ET 011111 EMMET rum ARE ToH LE RDROD SATT WIT 1114 LP. IN xAc 4040r10 011. 4. WM-CLOSES. LEWES 0111411. 10 11004101:0 ON GROUTS PRONGING 1000010 PIT ME DAEOGENCT LIGHLIND. LIBEL 111000 MEANER& 0. 001001014 1)41010 MA. TO 410414 PHOTO DELLS 014 11400. 4011. 10 OE PODDED MIA SHINING ONTO ADJACENT PROPERTIES. 7. RA11,31 811000.0-0 10 00 01001 HE ALL mains APH LIGNES THAT 00 NOT 1.1Av4 wows. D. °DIEM 0.00 3010004114 110140. OCUOLE EMEIRGENOT FLOOD 110110 4810 BATTERY BMA UP FOP A MAIM OF PIE MD PE HALF Han PROVIDE 111111100111 01170001 01 LOCALS:RP AS NEEDED 741 000010 14 IGNIMULI 1141100111 AT THE FLOM OF NOT LESS TIAN ONE FOOTGANDLE. EMI EMERGENCY 110110 To NE oN A 00.41400. 40111100 OR 110417 LIGHT MOOT SEIGANo 1111 ARFA III 10101 47 11 pm:41111. 10. E0001 - OCT LIGHT 31111 IDATTULT BALK UP PM A UNARM OF 0110 4110 ONE HALF NOON. MON EXIT IJOHT TO SE ON /4 GENERAL UPITING oR IMP OPIT Pomp GENviNo THE 1014 11 Wollpr TO is 1011141114. 14..2 X - 041.141000.111)00 FUJORESGPIT LALT-IN HATURE MTH ELECTRONIC BALLAST. (102 014175) LIGHTING SYMBOL KEY SEE SPECS FM DETAILS 204 LAY—IN FLUOR. LAY—IN LED SHOP FIXTURE MIMI{ MEM LET. Urr LOT. 1100400- It 0111.140. LOT. c< EXTERIOR FLOOD LOT. [Z] - 0 11110310MIE MN11101.1.11M11=1=MIE mnI=SSII= Mall=311==1111. 1•11=11111M M=== = l===MIMI MIC72IMIM Explimm KalltiA=1. WM1111111 111•111 IIIIMMWEIMII 11-M.77 TiE2111WIJ MOM =1111LLWA. ni urn nminhumwmwar.mffiri„,, vor1Iaimcmnmmosomm..4. Immisiammawt—•—•- almagmgmerAmmirmirrenntai:::::: limummaio mom EWA. Wenn MMI=MMIIIII [Ism m!!1,111=1L-PAlamm•I Iir iloptitaBIZEIMEM1. ITIM=111.101EKERITMOIIIMM alIMAJMilIMMINIES=MMI=- 11••••••===."7======11111 arimme. IPIPLNEW 7 111.11111=11=01.1.1= •c3;1:iir,, I.J11111•CAMEMELT :NMI= 1111111111iFX11=40 0 ES:1 0 0 a7..a LE:1 EZ1 TRUCK REPAIR SHOP CZI EE3 n',17 PARTS NEW TRUCK REPAIR FACILITY FR ODA LEASNG 1101.1(1114(1. AV. P01471141), 40 ELECTRICAL UGHTING PLAN ISSUED FOR PERMITS 10-29-15 sc". IX -1'0' PROJECT NO. 689A2 ROBERT A L IMWAMS, ARCHFIECT 1220 11111414404AVE. 14110104.1.11.1144B072 2413-388-0405 IOINLOROEERTALKILLIALIROOM SUIT 5 OF I
NEW TRUCK REPAIR FACILITY FOR COM LEASHR COLLORGIA AVE., PONTAC, 111 ELECTRICAL POWER PLAN ISSUED FOR PERMITS 10-29-15 zrA-E'V'r - il."-°. PROJECT NO. 5B9A2 ROBERT A. L YAUJA145, ARCHITECT SHEET 1920 MINA AVE., BERKLEY, 10 48072 6 2401-300-0465 EVAILO900ERTALWALIAMS.0011 OF 9 2 AffIA 3:211 ELECT/90AL PIM OLLGRUA .1 ELECTR[CAL POWER NOTES MOE -ALL 0.0011 TC COMPLY SETHMICHLCAH ELECTRICAL cave 2011 (PANT apORNAL ELEDI1100L cOOE 2011. 1. ELEcnim NELEARE LocAOLIN ANLI VOLTAX- TO X 00100101 WON LMON EDSON AO THE OWNR PRO TO ODERNO ECUIFFMENT. • IFLEcTRIcAL SERVICE RECUROXENTS - PRVDE ALL OEMS ARD SACS NEEDED TO COMPLY WIN RECUREMENTS CC POWER COMPANY FOR ELECTRICAL SERVOS TO MUM INELUOING pRIMARY DRENCHING, CONCRETE PAO, AND METERINa EEL/INERT AS NEEDED. • GENEPAL ROXFREMENTS COMPLY 111111 THE LOCAL MUNICIPALITYs CEDE 0140 AXE. 00000500 CF RIDT4UOOEELOHOCH REDOnE CERTFICATES AM PAY ALL ASSOCIATED FEE. INSTALL Ow. FRONT EGUIPMENT, SCARILY GROUND ALL orealucTRE Eris cxIREs. soLLOLY GROUNE SYSTEM NEuTRAN AT KERNER voluNce. maccrows yo HAVE BOO VOLT IN..LAVI INROIcHo L ALL =mom. cPR N EXCEPT ETNE RIIRANC M D FEEDERS 20110001. coNcE,L AU. RARING ElcNT IN UNFNISHEDAREAS POST TRED 000010011 71 LOX CENTERS. GUARANTEE ALL WORK TONE FREE FROM 001.010RR ONE REAR moo DATE OF ACCEPTANCE LEAVE OISTALLAlloN NEAT AND COMPLETE_ 7. (040010 000105110 RECAIREO By NEC ART, 250,50 250-9.7, 25401 AND LOCAL 1000E. PF KNORR OF REINFRFAXNENT STEEL IN FOUNDATIONS AND MINX THE MOCK Laic. OF RENFORCOANT umo FoR eartINc 15 INIEN-Fy FEET. sHcarEN DONORS MAY ME TED ISOMER V, APPROVED 1NRE TIES. 11E MINIMUM 00151101 (AIR O BAR. TX RENFOXEMENT RADII ED 111110010D HyA usouok OF 2 110100 OCIOIETE AND REAR TEE soNDN CF 1511 FOUNDATIO ow EcooNo STYR RITFoR CoNNCTON TO THE DMO, 012105 SHOULD BE IN CLOSE PRO:RAW TO THE 0.00101001. 0501104 a. NINE °LYLES RECEPTACLES MARGIN PER 20 AMP CIRCUIT 91 THE CORES AREAL 9. SIX WPM( RECEPTACLES MAXIMUM PER 20 MAP 000111 IN THE NOOK AREA. 10, ELECIRRO. POE NEPRANICAL caNTRIls AND [HALM MO ALARMS CO RAMIRO ACHVATNG I1ENCES SHALL AUDIT WORE THAN se NORD MR ROOS MO ararmakt 11U5E10 ARE TO FIE II MINFORIN CO ta' AVOW 111LE HOER TELEPHIRE WoRK OLD, Ta HE Ely TENANT RASED EN 10110311 WEIR. 11.04110 EOUIHMENT — POKIER TO SHOP ECUIPLIENT t9 THE 002001011000 50 1110 1ENART. IS 51 - AVERTED HOY IN PRoRT op 11110100 IS TO HAVE CHE CEIONT FOR 101020 0101100 EOFF[E 01 000. 14. 'FURNACE. - FoRNAM To HALT PRoPER PowER 00401000 10 Fr (CONFIRM FADLTAGE AMPERAGE ANC PRASE AM VELPHAMCAL watt=ERONDE SAFETY VAITCH. mom= Ill VOLT RECEPTACLE NOON 25 FEET CO EACH UNIT. WIRE REMOTE STAT. TI. 4100110 DETECTOR IS TO BE RCMIEn oN EACH RRNAC O THE REM. AR ROE CO As To RAE Ham 141 Rim ow1v-wws RE 4020011501 000 Opal AcoVANKFI 10 0120 THE EAN Ana MAT DAILY. 00. A10 - AR coapillowiNc RE3D1E CONDENEOR ID HAVE PROPER POWER BROUGHT TO Fr LEONFIRM LI:LEASE. A/APERAGE MO PRIAM • LopcRAlocAL octroucToN). ERCAILIE 1000 SAFETY svsat. PROVIDE 110 VoLT CH MAINTENANCE RF_CEPTAOLE SITHM 72 FEET OF EACH INT. 1001 5040114 STAT. TO. INFRA RED POWER - FRONDE ELECTRICAL POWER AE FROM) MR T110 SUR INFRA REO HEATINC UNITS CONFRAI 01111 11100 RED CRORAGOLIR 1HE LOCATIONS AND RIANOTLES OF HEM. mos 0110 THEIR VOLTAGES. AMPERAGE. AND RiAsEs won. Ex. AT E0104 4405 WIRE REMOTE STAIR SW/REPAIR xoP WFXF o. FURNACE - PROVIDE ELECTRIcAL 110000 110 NEEDED EC. RIFF HEATINo OWL cor.ino VFO3 KPLATLFW coNTRAcTow Loc4,121 IHEATOR LOT AND VOLTAGE/ HARR.. Awc PHASE. EINOVID9 EINTOL AT UNIT. PROVIDE FLO ATILT INANNTENANCE ftecepTAaz WITHIN 25 FEET Of EACH UNIT. WIRE ROAM 511110. ELECT. POWER SYMBOL KEY 43, DUPLEX RECEPTIOLE 04 FUSED SAFETY STICH ELECTRIC OVERHEAD DOOR OPERATOR DI, 4151 —010011410 WATER COOLER. 24. TO10 - 01011(0 0101 opERARoy 25.1.50. - LAWN SPRINKLER CONTROL. 40I11114 ExAer LOCATOR WIN LAWN SPRINKLER DONTRAGTCR. GO. WAIST ROOM RECEPTACLES TO HE OD REDEPT. I_OCAIED 41 42' ADOX FINGAL FLOOR M. MEET ROCK DOIALIST FANS ARE 010114 ON THE LSHING PLAN AND ARE TO IX MED 10 014101 ON LIM RE 1110115 11 EACH TRLET KONA
HEATNG. VENT & A.C. NOTES I. CODE - ALL KEE RI ONLY NEN loos MORGAN MECALANICAL CODE AND 2012 BREENATEINAL ADEL GAS CODE. oescx- THE HEATING SySTEM DESIGN ON THESE DRAWS 15 pRoMDED ['NTT MDR THE P000000 00 ISDICATING THE 0001111 00 TEE sums THE HEATING COETRACTDR LS RESPORMSLE NOR PREPARING AN ENONEMED LAYOUT IN ACCORDANCE 00TH THE HATIDEAT ENANODAFHTAL STSTEMS CORITIA.PORS ASSOCIATION IINESOA) MANUALS ANTI THE ASHREA STANDARD No-75 RIEEGY OCOE FOR THE LOCALITY WHERE OHS PRNECT 1010 RE OCRSTRUCIED. USE THE FORM. DEN. ITHAPERATUREN: HEATING - MITE 72 DEGREEE F.. WINDED UASY0 F, COOING - ERSTE 72 DEERE. E., araDE 52 DECREES F. TNE HEATING CoATRACToE is REsEoHNIBLE FOR THE PROPER ORNATON of THE ElsrEm N ATEA islors 10 UIFFOSERS TO BE WED AS FELLOWS 6-19CI OFR e ROUND 1131-208 VIII - 0" ROUND 7. INLRILATION- ALL TRUNK um BRANCH RUNS IN AREAS OUNCE THE INSULATED PERIMETER (ATIEN AHD UNINNULNTED CRAW. STAIRS) AND AAR CONECIERING OUCTS RUN THROUGH AREAS WISH AM NOT AIR CONDITIONED IS BE INSULATED WITH VIHNIDE 11-5,1.5' WY !ERRANT. 8. EXHAUST FANS- Mom. AND INNYALL EXHAUST FANS AS 1=E11 SID TEAT TO EamoNT RAREDS SHONE ON THE PLANS ARE Emus. AT 'NE EXHAUST GRILLE 41111104 THE ROOM. EAL0.1 FAN To BE DEDTED To THE EXTEROR. B. GAS SERACE- PROVIDE NATURAL ADS SEIM= TO FORAGE AND TO EACH SHOP EIETU-RED HERING UNIT AND TO PARTS ROCM WV HEATER 10., New eAs AEELLANces To ENTERIDE HER GLADE. IT. NRCP TO HAVE WASTE 01. 00 MENAGE sURPENDED FRIA SHE ROOF Jams 150 55.1150 coNIRAcTsm Is REEpoNseLE FoR FREFARmo AND 005402060 LAIRIT IN ACCORDANDE RATE THE RESIN EIRE. AND HEATING BERRI 19.IPERARRES STATED 0001E PRUDE A STAT. PRONIDE 500 DAUM WASTE OD. STORACS INSTALLED PER 6IXTE. 16. PANTS ROOM HEATING TO RE DAE ELROD 12117 HEATER. THE NEETINO CONTRACTOR IS REsPoNSIBILE FIll PREHAMND AN ENSIMINED 541005 15 AeoxiomicE wITH THE 0E5144 SPECS AND REAMS DENCTI TRIPERAILRER NTATED ARM. EACH UNIT TO HARE STAT, FAMI UNIT Ts HAVE GAN FLUE THDU THE ROOF, FLANHE" AND 0JUN-fag-FLASHED. NO. ROANE CONDENSSY - NE CONDITIoNING 1014010 coNDENSING UNIT. 0E11110. slE PER PLAN. kiAloi coolEG RILL UN FuRNADE. ERAINTLIE coNcRETE PAD. 21.11RIRNACE' TO RE OAR AIRED HEATING RIR ORONO COIL TO Wool EBERT oxiDENEER. sALE PER PLAN. RUN CONDENSATE To HEARS? ATDDE BEAN. 17, Rearm Ana RE Door ION UNITS TO BE ROM FROM EACH RONA TOCEANS REPLY AM (ExIDEPT TOLEDO). TI, smocs DETEcTois ARE iOWA ENDASTED UN RIFHACF- THAT sHALL SE INSTALLED IN THE RETURN AIR "SST. PER "HE LOCAL MENANICAL CODE. DETECTORS TO BE ACCESSIBLE AND UPON ACTIVATOR TO SIBP THE FAN AuT01.10116IE,11. 25. HEARNC VENTRATINC AHD NE coNoMoNING CNTROLS P1111405A oAHLRE N"STEIA OF CONTROLS WE A MOTE STAT TO 01017181. TRIPERATURE. SEE ELECTRICAL MANS FOR OREMADSTAT LOCATORS. STAY TO HAVE A HEAT/coo. REICH 039 MANUAL -RAMROD AT ME STAT. STAT TO HAVE FAN - CR/ADID SINITEH FoR saloHNG FAN TO RUN COSINUOUSLY AND Mr SHALL HINDEDE HEAT OR =LNG AS THE STAT DEINVETS OR FAN SHALL RUN 1N1E0LIFFIENTLY NTH STAT DERN. STSTEM TO DE DESIGNED PRANDE FOR SSZ TIESN-AR MANE-UP UMBER NORMAL OPERATING [GNOMONS. 71.11EACIWORET DONTRALIOR SHALL PROVIDE A CoMPLFTF EIRREM IF INACIWCRIC, SUppORTS, DISULATION. LUCY DAMPERS FOR COMPLETE 10010 ONE AND DRANcH DUCT WOOD CONTROL AND INERIVIE ',GUNGE REGULATORS FM DUCTS RUNNING CONCEALED XI FINIRIFD AREAL Ail ROM TO BE REGULATED BY THE STANDARDS CF INF ANN. BA V. ENGINEERS GUIDE AND SPECIFICATIONS. St.V NEW TRUCK REPAIR FACILITY FOR CNA LEASING, COLUMBIA AVE., PONNAO, MI HEATING AND A.G. PLAN ISSUED FOR PERMITS 10-29-15 SCAIE 1.M. - PROJECT NC. 689A2 ROBERT A. L WILIAMS, ARCHITECT SHEET 1920 ROBNA AVE, BERKE'''. ML 0072 7 248-388-0465 EMAILCROBERTALWILLIAMS,COM Of a
SHOP OFFICE TIME REA VIAIMItIME .71,1 sonar (w1"131 OFFICE PARTS CON F. SUPPLIES COMMON AREA UP 'Z' ;[..q re C VD, WM MD MEW MR BREAK ROOM ,r,„T (11 0101. 41A1 Magi ToT: PLUMBING PLAN 10010: 114 = r 11£1917 , DEAR OUT 11. 1. 1440 wATER HEATER 0113011.0w FRom pRospms 5100141 'ABE DT SP 411000 00 JUST ADORE FLOM A7 NEAREST nook ELRAN. 2. 001 1407E1 HEADER FAN To RE pRoADSU pER LOCAL 2. 0100 HENNA THENAL DRANsioN pRoulsoHs MALL DE PANDICED AP REWIRED 00100*1. CODE AN 1401 040050 HEATER 10 10 Ds DEMAND ans. FIRE SPRINKLER NOTES BUILDING LS IDLIS FIRE SPRNIDERED FTRE SPRINKLER 01271312 TO HE ENGINEERED DT A 5101 020110191 0401000 20040140' ElY TIC NC SPRINKLER CCRIRACTOR. THAT CONTRACTCR SHALL BE RE.DAISSIE FOR suolissoH Fop AND 0004200 .4411. RECESS...HT APPROVALS AHD PORNO. TADS WILL BE DONE PRIOR 72 THE colAltENDEMENT OF ANT FERE 5111410.00 1414411 ON THE PACECT. AIL IIINX SHALL DE DIMMED AND INSTALLED ACCORDING 70 AIL APPOCABLE CODE AND RecuLATOND ("PA 110 10 7001101.020. 0041 21151014 SHALL BE DESIGNED FOR THE SPECIFIC OCCUPANCY. 0110004440. MA10E/Es MI 42014113 51 THE IAATRaNs sepia 0I00I0 011 USED RA IDLE ISLISTSG. 111E FIRE SPRINKLER SnsTERI siALL BE SUPERIASE11 54 ACCDRDANDE NTH 1.0051.coDE AND HAVE 15 00100 *1.011 1102110 011111- 000040100 TO A CENTRAL STATOR OR OTHER 1*011E14 2000540000500114110. JURISDICTION 70 cow, nom coDE eiCtIN R001.1 r/ACAL DETA45 1. z WAIIV r&m. orriu, rnata- LAVAIDa,ZS A PLUMBING FIXTURE ELEVATIONS SCALE: 1 AP A 1.-0. 6-scRLO PLUMBING SCHEDULE caz Hamm* a" I Non -11^-771 - I - I - 1-1-0+ MOW. I umrrra SAA, Rao ro. pas mos 00111. 220151., 3110.1 YAM 1.71:1 [any= Do. IN- 1 vr No- r: „a".......max AD irons-11 EY- a TNT., n Do" ye Ler Ian Do" PLUMBING NOTES I. CODE - ALL 411014< 10 0001.7 %Hi 0010 IkcHloAle 0144110144 0020 TO. ROOF DHAKA". Is PRontORR BY GINTER. AND DOWN51OU7S SUPPLED AND INSTALLED DT PITS-NANUFACHANED WALLING SUPPLIER. e B 40111410000 TO HE KIN THRS 111E RCCF. FLAWED AND couNTERFLARIELL 001 0.00140200 70 BE PROVIDED Tarn NY Di UNINERCNCADID 11,4 IND AT TIC SASE OF ALL II VENTs 21. HOSE BIBS SHOW IN 01451 10 00 000000 *MN ID FOOT CF ELECTRICAL SERIDGE OCRIFIRIA LOCATION TM FAA's/EP" cONIRACTOR 42. 0000 P500141 021.020 101 100 LINN 514111410.13 manic" OGIAPNA sr. AND LOCATION NM LANA SPRINKLER MOIR/MDR. TS. RDRIa. Gomm, THE 000040 00 foR 100 4141101 woo SuPPL7 4100 130 REFRICERATOR 221. MIERAL:. PUNTING CoNniAolom sAALL MANE woos. CCMPLEIE IN DER? DETAIL NITER FULLY ACIDLANT12 101010 .000 RATH ONE WOW OF RE PROECT. 51, 001.000 AIL NorilliES ANC ALL RRNACH PIPING 11.05 10 FIXTURES SHALL HAVE MITRE' VALVES 121; DTHPLELE PECULATION CP THE 4+10110I . EACH BRANCH PIPING 57STRI 0141.1.241 INDIVDDALLY VALVED. 10,00010 DENTS IHRCRAGH THE 2007 MALI. 3E RASOED AND COUNTER FLANIND MTH 14 LEAD. EL MOM ALJ. SANRAPP AND STORM DRAPINDS 70 ME= THE LOCAL MUNICIPALITYS PLUMBING CODES AND RECULAIIDNR. %HERE 5141 05110000 HO= RE MANNAR PURISTIC coo. AND sTANDARDIS SHALL GovERN 7HE DIARAcTER oF THE wow. HOT WATER HEATER NOTES HANDICAPPED ACCESSIBLE TOILET ROOM NOTES 1. HANDICAPPED ACCESSIBLE TOIET ROOM DOCRS -110101 10020 ARE 38 INCHES. STALL DOORS ARE 34 11404E0. S. CLEAR FLOOR SPACE L EACH TOILET 40041 MOWN HAS A CLEAR FLOOR AREA ymIcH Is so INCHES 24 DIAMETER. 11410 AREA is NoT INFRINGED 117314 Ely THE SWING OF /HE ROOM EN/RANEE DooR. E40121 11.1.4010. STALL HAS A 45 DEN eY 48 INCH CLEAR FLOOR AREA IMMEDIATELY DI FRONT OF 1111 0000. 3. WATER TEMP LAA){. WATER TEMPERATURE TO .401 11<11101 TO HE 120 DEGREES F. 4. LAVATORY (HE LAV) F. TO SE SlootriED 21 27 INCHES CLEAR INST. EELD•de ARO MAX. HUT. OF Tor AT 34 INCHES. IT SHALL PROJECT A MINIMUM OF 17 INCFIES FROM RIC WALL. FALICEIs To SE LEVER (2 INCHES MIN.) OR RUSH 5017014 Type. IF FIGUNTED IN A COUNTER THE FRKINT 0010 07 THE sowi. SHALL BE 3 INcHEs OR 1.E55 FRC* FRONT OF TIE GOUNTIN AND THE FAUCET commoLs sHALL 00 WITHIN 10 INCHES OF THE 00001 00 TIE COUNTER. mA)chlUm siliK DEPTH SHALL RE 0.5'. A CLEAR FLOOR SPACE OF 30 INCHES VIDE 011 40 INCHES IS 910914 AT E01011. EXPOSED HOT WATER AND DRAIN ripEs sHALL 00 INSILAIED. THERE SHALL 150 110 SHARI. OF ABRASIVE sURFACEs UNDERNEATH THE LAy. FRomDe 2000 APPROVED 7E)11*811440 00•22E. 5. WATER CLOSET 910 WO) I HARRIER FREE W01E11 CLOSET SEATS TO BE 17 70 II INCHES ERMA RCM THEY SHALL HE LOCATED 15 TO 10 [males FROM CENTEFFLINE TO ONE SIDEWALL AND 42 To 14 INCHES MINISMIA TO RE 011151 SIDEWAU. <IR LAVATORY TO RESULT 10 A FULL 190144 OF 60' MINIMIAL coNTROL SHALL BE A MAXIM 041 44 INCHES ABOVE THE 71.002 AND ON THE STALL MOE 50E Er. 110 WO STALLS 1 VALI_ HE AT LEAST 00 INCHES WIDE AND so 114014E0 DEER. NC WC STALL DOORS SHALL HE AT 1.0.401 30 21:8111 CLEAR 0811000, MENDE DM THE STALL RROVOE 42 ANNUM FROM 1141 MOOR 041 1041 COMpARTMENT TO ANT 03010u00oN oR WALL OFFOSTE. PRMADE STANDARD 12' HIGH TOE CLEARANcE AT ALL FARLITINNS. 7. HC WO HANDRAILS 1 PROVIDE THESE H0N20.A1Ls AT EACH FIC WC STALL ALL TO BE 1.25 INCHES TC11-5 NOES ROUND verni 1.5 NICHES CLEAR To WALL. ERoviDE ONE AT B.F. 10.0 EIDE 42 moles LoNo ANC MOUNTED AT 33 70 30 I140*E5 ABOVE FLOOR WITH 1110 RUAR END POSMON 12 MONIES FROM THE BACK WALL. PROVIDE ALso A WERINAL HANDRAIL 014 THE ODEWALL 1401I40E0 35 TO 41 NCHES FROM THE REAR WAII 411114 THE 0010014 END 30 TO 41 2451E0 070 100 Fi_oLIR, IRRITODE ONE HORIZONTAL AT REAR WALL AT LEAST 36 141011E0 LANG AND MOUNTED 01 12 moies ABOVE FLOCR AND NTH oNE 8110 0 INOMS FROM THE S1DEWALL NEAREsT THE WATER CLOSET. ALL TO BE ANCHORED TO WITHSTAND A VERTicAL oR HORIZONTAL FORCE OF 250 POUNDs APR= AT ANY POINT. HANDRAILS SHALL HAVE A PEENED OR EQUIVALENT TECOuRso 714151. (BRUSHED CR KNURLED SURFACES IRE NOT ACcEPTABLE) ILL TOILET FAIRER DISPENSERS 1 AT HO WO TO BE MOUNTED WITH THE BOTTDRA OCT 1.00 1110* LS FROM THE FLOOR AND THE Top 00044000 THAN 411 NC/ES FROM 111E FORDILL rr CAR BE, AROW OR MEOW 1110 DRAB BAR BUT S11ALT BE LOCATED 114011 A GLEARANCE OF NOT LESS 111011 1.5 IhicHes BELOW TICE GRAB. BAR AND 001 4005 THAN 12 INCH CLEARANCE ANNE THE GRAS BAR, IT SHALL BE 0051E101400 AT 7 70 S INCHES FROM To EFlorr EDGE OF THE WATER CLOSET 70 THE cERTER OF THE OISFIRNSEX. 11. URINAL (11C UR) 1 TO RE ELONGATED FDIA OR FLOOR MOUNTED. TO RE MOUNTED AT MAXIMUM 17 INclies mom 117 11) FLOOR. FLUSH CONTROL To De MAXIMUM 40 INCHES ABONE 1141014 FLOOR. A CLEAR FLODR spAcs OF 30 NalEs WIDE BY 48 INEFES IS SHILAN 114 FRONT OF 11741. 12. URINAL WALLS (HO 00)1 SHALL RE AT LeAsT 36 INCHES CLEAR MTH BETWEEN sorkplis CR PRIVACT SHIELDS. 13. MIRRORS 1 MOUNT ALL AT mAx. 30 INCHES ROTTOIA EDGE TO FLOOR. 14. ACCESSoRas • ALL 70 HE MOUNTED AT 40 INCHES MAX. TO Douom EDGE. HC 00000S000s %ALL NOT BE LOCATED NIFIN 2* 110000 04 A CCARLDR. 15. ELECT. WAFER 5001.53 (NC) CR DRINKING F15JN7A111 (IF): ANY ELECT WATER COMER oR DRINKING FOUNTAN 113000 INSTALLED OR 4005000-14 TO SE HIGH-LOW TEPE RATH THE LOW ORIFCE NOT MORE THAN 39 NaLEES ArlOVE THE FLOOR AND 114E HIGH CIRMCE NOT LESS THAN .30" ARNE THE FLOOR THE DRINKING FOUNTAIN SNAIL FIE WALL HOLM= 41111 A CLEAR 1141. 01 27 14411113 7200 BOTTOM EDGE 70 nom. IRE FOUNTAIN SHALL ELCIERD OUT AT LEAsT 17 INCHES FROM THE WALL ALso 1.014010 (2 INCHES MIN.) COERCE NEAR FRONT IS RECT. ANT ALCOVE SHALL 10 07 LEAST 51 9104105 NOE 17. SIGNASe EAcii HO TOILET ROOM 0)1.411 .10 PROVIDED NTH SCHACE INCLUDING THE 51070 HEDLUND/ SYMBOL OF CLIIIPLIANCE AND A 1400540 SIGN 100111 MI11I0144 00I1411 0E11117 OF 1.25 INCHES. MOUNT 040001.00000114 se 0140 95 INCHES ABOvE FLooR . WONT TACTIC 0104 AT 60 INCHEs ABOVE 1R. OPMARLE FARTS %ALL BE oPERABLE WITH ONE HAND AND SHALL 107 RESUME GRAsPINC, PINCHING. OR ThISMIG OF TEC WRIST. 100 7102100 REQUIRED TO AGITATE opENABLE PARTS SHALL SE FINE 651 POUNDS MAXIMUM. -THIS SHALL INCLUDE SIT NOT 130 UNITS", ID FAUCETS AND SOAP DISPENSERS. Li:WE CAWS Sresiconcram e0ER 71 Fin UR. =DOLL NEW TRUCK REPAIR FACILITY FOR COM LEASING, COLUMBIA AVE., P01471A0, lo PLUMEIING PLAN ISSUED FOR PERMITS 10-29-15 00A1 1,4k ' 5'4' PROJECT NO. 689A2 ROBERT A. L WIWAMS, ARCHITECT SHEET 1920 RONA AVE., BERKLEY, MI 40072 8 248-339-0465 EMAILOROBERTAUMILIAMS,00111 OF 9
DETAILS 010414 3/4' n- rr-rE DI:Eff KOH EL. CH LODE SIMI =MD PER cp WEST ELEVAllON IIME11 111111111111MUM111111111 .DPID ICUS* SKIT FACE .11:D 11.1, LOCK ELEVATION NOTES Tr • ft= • -DRAT/EIGHT AGGREGATE BLOCK -FAINT PER PANTING SCHEDULE 4 • sums, • -ELDRED LI00410E047 AGGREGATE BLOCK -RANT PER PAINTAG SCAOCULE ▪ • 10141 11010 • -win- PAGE LIGHTWECEIT AMPEGATE OLCOr -RANT PER PANTING SCHEDULE - FIITTOIO DrisriratErt 0044004110 sum PEN PANDNO $CHEDULE NEW TRUCK REPAIR FACILITY FOR COM LF_ANRG. POIJKAMA AVE. 114401A0, 411 ELEVATIONS AND DETAILS ISSUED FOR PERMITS 14-29-15 PROJECT NO. 689A2 ROBERT A. L WIWAVS, ARCHITECT SKEET NM ROMA AYE., BERKLEY, RI 48072 9 248-3E18-040 EMAILOROBERTALAIWAMS.COM CF 44 4. • cuss • -ALINAGENA MARINO ISDN 1" INSCLAIED rEAsS -ALLRANUM la 47 10001400 'CAE ANDOVER -0.140410 BE 00401 40441140 • ALUM Zs IGL5 ENTRY • -ALUIANuM PRANING AAD DOOR AM SINGLE 400004144110 GLASS RI OCCIR ARC SEDELICHIS -ALUMINUM 70 GE SION= ECHE ANODIZED -GLASS TD BE 740400 1144710 ▪ CAI DR ' -OVERHEAD OCCIR -PANT PER HARM. swims 7. • HIED -HOLLOW Nem. DOER AND BRAE -11141.011444044441300 SEHEOLLE • ' PAL' -PRECAST NASCENT LINTEL. • 010153 44 Is • -PRECOLORED ALUMRatte 01.14E8 AND DIANNoWNIT to. I.ETAL SLING ' -PRECELORED FACTORY ENESFED COMM SEEL -WsULAIED •14-14. VII7LCKE PINM LLIMIS (73121.1. PRP... MI II' r IV 21 71 MI 1.13. PAM .1.1§ METAL DSO err 5 nos , L1S. tr cuttc. P.20.1 1,31E7:1111ESH 71.Z. ID. PLATE 11111-1111N1 MIN IMPRINIVINNI...... milimo11110110E1011110111Minlimum. .--- v .,t.i, • vc eIl_l 1F1 • rinr SOUTH ELEVATION TISEAL IJED FLOOD ULM' WI. SHIELD IADLI LW CPR P I I 1 i 1 a it I 1 1 AMMO 1111111111IMMEIMMIN ' ,.. Bl. — L. I 1 =-7.iHN A , BLSCS .1 M. 40 4407 :11111.21=M CIL U. SIrp, DllArlD POSTS EAST ELEVATION Win INNIKARD crIFICAL LED2Z217 ADJACIN PP:Pgir, BOCK NORTH ELEVATION I.CD,Pipme ELEVATIONS 514.E:1,(0. -1*-w SCORED 0100, S.LIT PACE PUCK
Appendix D
Environmental
& Engineering
Services
Environmental & Engineering Services Nationwide
BASELINE ENVIRONMENTAL
ASSESSMENT
225 East Columbia Avenue I Pontiac, Michigan
PM Project Number 01-6164-1-001
Prepared for:
Oakland County
2100 Pontiac Lake Road
Pontiac, Michigan 48328
Prepared by:
PM Environmental, Inc.
4080 West 11 Mile Road
Berkley, Michigan 48072
ENVIRONMENTAL SERVICES
BUILDING ARCHITECTURE,
ENGINEERING & SCIENCE
INDUSTRIAL HYGIENE SERVICES
BROWN FIELDS & ECONOMIC
INCENTIVES CONSULTING
Know Your Risk,
Take Control,
Work with the Experts,
www.pmenv.corn
PM
ENVIRONMENTAL
Risk Well Managed
Ar.„'“...s,,,,,,s,
) All Appropriate Inquiries Rule: 1
0 q
„...
WHAT IS "ALL APPROPRIATE INQUIRIES"?
"All appropriate inquiries," or AAI, is a process of evaluating a property's environmental conditions and
assessing the likelihood of any contamination. Every Phase I assessment conducted with EPA
Brownfields Assessment Grant funds must be conducted in compliance with the All Appropriate Inquiries
Final Rule at 40 CFR Part 312. The All Appropriate Inquiries Final Rule provides that the ASTM E1527-
05 standard is consistent with the requirements of the final rule and may be used to comply with the
provisions of the rule. In addition, all appropriate inquiries must be conducted in compliance with the
Final Rule or the ASTM standard to obtain certain protections from liability under the federal
Comprehensive Environmental Response, Compensation and Liability Act (CERCLA, aka Superfund).
WHAT ARE THE DOCUMENTATION REQUIREMENTS FOR ALL APPROPRIATE INQUIRIES?
The final rule requires that the results of an AAI investigation be documented in a written report. The
specific reporting requirements for all appropriate inquiries are provided in 40 CFR §312.21 (Results of
Inquiry by an Environmental Professional) and §312.31 of the final rule and in §12 of ASTM E1527-05.
All AAI final reports must, at a minimum include the following:
1. An opinion as to whether the inquiry identified conditions indicative of releases or threatened releases
of hazardous substances, arid as applicable, pollutants and contaminants, petroleum or petroleum
products, or controlled substances, on, at, in, or to the subject property.
2. An identification of "significant" data gaps (as defined in §312.10 of AAI final rule and §12.7 of
ASTM E1527-05), if any, in the information collected for the inquiry. Significant data gaps include
missing or unattainable information that affects the ability of the environmental professional to
identify conditions indicative of releases or threatened releases of hazardous substances, and as
applicable, pollutants and contaminants, petroleum or petroleum products, or controlled substances,
on, at, in, or to the subject property. The documentation of significant data gaps must include
information regarding the significance of these data gaps.
3. Qualifications and signature of the environmental professional(s). The environmental professional
must place the following statements in the document and sign the document:
• "[I We] declare that, to the best of [my, our] professional knowledge and belief 11, wel meet the definition of
Environmental Professional as defined in §312.10 of this part."
"[I, We] have the specific qualifications based on education, training, and experience to assess a property of the
nature, history, and setting of the subject property. [I, We] have developed and performed the all appropriate
inquiries in conformance with the standards and practices set forth in 40 CFR Part 312."
Note: Please use either "1" or "We."
4. In compliance with §312.3 I (h) of the AAI final rule and §12.6.I of ASTM El 527-05, the
environmental professional must include in the final report an opinion regarding additional
appropriate investigation, if the environmental professional has such an opinion.
For each Phase I Environmental Site Assessment, or AAI, conducted using EPA Brownfields Grant monies,
the grantee must complete, sign, date, and submit the following check list with any AAI reports submitted to
EPA.
Also see U.S. EPA's website at www.epa.gov/brownfields for additional information.
Reporting Requirements Checklist for Assessment
Grant Recipients
1
Checklist for Phase I Site Assessments Conducted using EPA Brownfields
Assessment Grant Funds
Contact Information
Grantee Name: Oakland County Michigan
Grant Number: BFOOE01208
ACRES Property ID:
Program Manager Name:
(Point of Contact)
203221
Bradley Hansen
Contact Phone Number: 248-858-8073
Name/Address of Property Assessed: 225 East Columbia Avenue, Pontiac, Michigan
Checklist
Please indicate that each of the following All Appropriate Inquiries documentation requirements were
met for the Phase I assessment conducted at the above listed property:
An opinion as to whether the inquiry has identified conditions indicative of releases or threatened
releases of hazardous substances, and as applicable, pollutants and contaminants, petroleum or
petroleum products, or controlled substances, on, at, in, or to the subject property.
• An identification of "significant" data gaps (as defined in §312.10 of AAI final rule and §12.7 of
ASTM E1527-05), if any, in the information collected for the inquiry, as well as comments
regarding the significance of these data gaps. Significant data gaps including missing and
unattainable information that affects the ability of the environmental professional to identify
conditions indicative of releases or threatened releases of hazardous substances, and as
applicable, pollutants and contaminants, petroleum or petroleum products, or controlled
substances, on, at, in, or to the subject property.
• Qualifications and signature of the environmental professional(s). The environmental
professional must place the following statements in the document and sign the document:
"[I, We] declare that, to the best of [my, our] professional knowledge and belief [I, we] meet the definition
of Environmental Professional as defined in §312.10 of this part."
"[I, We] have the specific qualifications based on education, training, and experience to assess a properly of
the nature, history, and setting of the subject property. [I, We] have developed and performed the all
appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312."
Note: Please use either "I" or "We."
In compliance with §312.31(b) of the AAI final rule and §12.6.1 of ASTM El 527-05, the
environmental professional must include in the final report an opinion regarding additional
appropriate investigation, if the environmental professional has such an opinion.
Signature of Grantee Program Manager Date
Brownfields Fact Sheet Solid Waste EPA 560-R-11-030
AAI: Reporting Requirements and and Emergency June 2011
Grantee Checklist Response (5105) www.epa.gov/brownfields
Lansing
3340 Ranger Road
Lansing, MI 48906
f: 877.884.6775
t: 517.321.3331
Detroit
4080W. 11 Mile Road
Berkley, MI 48072
f: 877.884,6775
t: 248.336.9988 ENVIRONMENTAL
Risk Weil Managed
Grand Rapids
560 5th Street NW,
Suite 301
Grand Rapids, MI 49504
f: 877.884.6775
t: 616.285.8857
January 8,2016
District Supervisor
Michigan Department of Environmental Quality
Southeast Michigan District Office
27700 Donald Court
Warren, Michigan 48092
RE: Baseline Environmental Assessment for Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
Parcel ID: 14-17-276-005
PM Environmental, Inc. Project No. 01-6164-1-001
Dear District Supervisor:
Enclosed is a copy of the Baseline Environmental Assessment prepared for the above referenced
subject property in accordance with Section 20126(1)(c) of Part 201, Environmental Remediation,
of the Natural Resources and Environmental Protection Act (NREPA), P.A. 451 of 1994 (Part
201), as amended.
If you have any questions regarding the information in this report, please contact us at
800-313-2966.
Sincerely,
PM ENVIRONMENTAL, INC.
Jamie Antoniewicz, P.E. Jennifer L. Ritchie, C.P.G.
Project Engineer Regional Site Investigation Manager
Enclosure
ENVIRONMENTAL & ENGINEERING SERVICES NATIONWIDE I WWW.PMENV.CONI I 1.800.313.2966
Detroit
4080W. 11 Mile Road
Berkley, MI 48072
f: 877.884.6775
1: 248.336.9988
Lansing
3340 Ranger Road
Lansing, MI 48906
1: 877.884.5775
t: 517.321.3331
Grand Rapids
560 5th Street NW,
Suite 301
Grand Rapids, MI 49504
f: 877.884.6775
t: 616.285.8857
January 8, 2016
Mr. Christopher Cousino
CDM Leasing, LLC
'12955 23 Mile Road
Shelby Township, Michigan 48315
RE: Baseline Environmental Assessment for Former Plant 26
Located at 225 East Columbia Avenue, Pontiac, Michigan
Parcel ID: 14-17-276-005
PM Environmental, Inc. Project No 01-6164-1-001
Dear Mr. Cousino:
Enclosed is a copy of the above-referenced document prepared in accordance with Section
20126(1)(c) of Part 201, Environmental Remediation, of the Natural Resources and
Environmental Protection Act (NREPA), P.A. 451 of 1994 (Part 201), as amended.
THIS BASELINE ENVIRONMENTAL ASSESSMENT WAS PERFORMED FOR THE
EXCLUSIVE USE OF CDM LEASING LLC AND C.P. VENTURES, LP, EACH OF WHOM MAY
RELY ON THE REPORT'S CONTENTS.
If you have any questions regarding the information in this report, please contact our office at 800-
313-2966.
Sincerely,
PM ENVIRONMENTAL, INC.
).6vvvim (Leva,„
Jamie Antoniewicz, P.E. Jennifer L. Ritchie, C.P.G.
Project Engineer Regional Site Investigation Manager
Enclosure
ENVIRONMENTAL & ENGINEERING SERVICES NATIONWIDE I VVWW.PMENV.COM I 1.800.313.2966
Baseline Environmental Assessment of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-001; January 8, 2016
TABLE OF CONTENTS
1.0 INTRODUCTION AND DISCUSSION 1
1.1 Owner/Operator Information 1
1.2 Intended Use of the Subject Property 1
1.3 Summary of All Appropriate Inquiry Phase I Environmental Assessment 1
1.3.1 Phase I ESA Exceptions or Deletions 2
1.3.2 Phase I ESA Data Gaps 2
1.4 Summary of Previous Site Investigations 2
1.4.1 Investigation Techniques and Quality Control/Quality Assurance 4
1.5 Geology and Hydrogeology 4
2,0 Location of Contaminated Media on the Subject Property 4
2.1 Summary of Soil Analytical Results 4
2.2 Summary of Groundwater Analytical Results 5
2.3 Subject Property Facility Status 6
3.0 PROPERTY INFORMATION 6
3.1 Legal Description of Subject Property 6
3,2 Map of Subject Property 6
3.3 Subject Location and Analytical Summary Maps 6
3.4 Subject Property Location Map 6
3.5 Subject Property Address 6
3.6 Subject Spatial Data 6
4.0 FACILITY STATUS OF SUBJECT PROPERTY 6
4.1 Summary Data Tables 7
4.2 Laboratory Reports and Chain of Custody Documentation 7
5.0 IDENTIFICATION OF BEA AUTHOR 7
6,0 AA! REPORT OR ASTM PHASE I ESA 7
7.0 REFERENCES 8
FIGURES
Figure 1: Property Vicinity Map
Figure 2: Generalized Diagram of the Subject Property and Adjoining Properties
APPENDICES
Appendix A:
Appendix B:
Appendix C:
Appendix D:
Appendix E:
Appendix F:
Appendix G:
Phase I ESA, November 3, 2015, PM
Figures and Tables from 2003 Supplemental RCRA Facility Investigation
completed by Encore
Figures and Tables from 2005 Due Care Plan (Revision 5) completed by Encore
Figures and Tables from 2012 RCRA Facilities Investigation completed by Arcadis
Plant 25 Figure with Monitoring Well Locations (Arcadis)
Assessing Information
Professional Qualification Statements
PM Environmental, inc.
Table of Contents Page i
Baseline Environmental Assessment of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-001; January 8, 2016
to INTRODUCTION AND DISCUSSION
PM Environmental, Inc. (PM) completed a Baseline Environmental Assessment (BEA) for the
former Plant 25 property (Parcel ID: 64-14-17-276-005) located at 225 East Columbia Avenue,
Pontiac, Oakland County, Michigan 48340 (hereafter referred to as the subject property) (Figure
1). The subject property consists of 47.61 acre parcel located north of East Columbia Avenue,
Pontiac, Michigan (Figure 1). The property currently consists of vacant land (Figure 2).
Review of historical sources documented the subject property was used for disposal of non-
salvageable wastes related to engine assembly, car assembly, foundry, painting, stamping,
engine machining, metal plating, and wastewater treatment, as well as direct disposal of
incinerated materials from the 1920s until the 1970s (Figure 2). A small building was located on
the southwestern portion of the subject property from the 1940s until the 1960s. Railroad spurs
were constructed on the northern and western portions during the 1950s and 1960s. An industrial
building was constructed in 1967 with additions in 1971 and 1981 and was demolished in 2011.
The property was occupied by General Motors chassis parts and machining plant and engine
plant from the 1960s until vacated in 2008. The use of the small southwestern building is unknown;
however was likely associated with the railroad operations. The historical operations were
assessed during the previous site investigations.
An Environmental Easement and Use Restriction Agreement was filed on July 18, 2011. The
property was identified as 240 East Columbia Avenue at that time; however, the parcel identified
numbers remain the same as currently identified. The agreement includes restricting the property
to Nonresidential use, prohibits both potable and non-potable groundwater use, indicates the
potential need for a vapor barrier for structures, and specifies proper characterization and/or
handling of contaminated soils as well as reiterates the need to comply with all applicable
environmental laws.
1.1 Owner/Operator Information
CDM Leasing, LLC, 12955 23 Mile Road, Shelby Township, Michigan 48315, purchased the
property on December 4, 2015.
1.2 Intended Use of the Subject Property
CDM Leasing, LLC intends to develop the property for construction material and truck staging
and storage.
1.3 Summary of All Appropriate Inquiry Phase I Environmental Assessment
PM completed a Phase I Environmental Site Assessment (ESA), dated November 3, 2015, in
conformance with the scope and limitations of ASTM Practice E 1527-13 (i.e., the 'ASTM
Standard'). A copy of the November 2015 Phase I ESA, including photographs of the subject
property, is included in Appendix A.
The following onsite recognized environmental condition (REC) was identified in PM's November
3, 2015, Phase I ESA:
• The subject property is a closed Leaking Underground Storage Tank (LUST) site that was
used for disposal of non-salvageable wastes related to engine assembly, car assembly,
foundry, painting, stamping, engine machining, metal plating, and wastewater treatment,
PM Environmental, Inc.
Page 1
Baseline Environmental Assessment of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-61644-001; January 8, 2016
as well as direct disposal of incinerated materials from the 1920s until the 1970s. The
property was occupied by General Motors chassis parts and machining plant and engine
plant from the 1960s until vacated in 2008. Based upon review of the previous subsurface
investigations, soil and groundwater contamination is present which exceeds the current
Part 201 Residential and Nonresidential cleanup criteria. Based on these analytical results,
the subject property would be classified as a "facility," as defined by Part 201 of P.A. 451
of the Michigan Natural Resources Environmental Protection Act (NREPA), as amended.
The following adjoining and/or nearby REC was identified:
• The General Motors Complex site includes the subject property, the north adjoining
property, the east adjoining property, and south adjoining property. Review of the
regulatory database indicates this site is identified as CERC-NFRAP, CORRACTS, RCRA-
TSDF, RCRA-CESQG and RCRA-LQG with violations reported throughout the 1980s,
1990s, and 2000s and were corrected within the year of issuance, 2020 COR ACTION,
and US Brownfields site. Review of available records documents that the majority of the
contamination is located in the southern portion of the south adjoining property. However,
contamination was identified above MDEQ Part 201 cleanup criteria throughout the
properties and across parcel lines.
1.3.1 Phase I ESA Exceptions or Deletions
There were no exceptions or deletions from the Federal All Appropriate Inquiry Rule under 40
CFR 312, or the ASTM Standard during the completion of the November 2015 Phase I ESA and
no special terms or conditions applied to the preparation of the November 2015 Phase I ESA
1.3.2 Phase I ESA Data Gaps
PM did not identify any significant data gaps during the completion of the November 2015 Phase
I ESA.
1.4 Summary of Previous Site Investigations
PM reviewed the following previous environmental reports that were completed for the subject
property. Note the subject property is included as part of a larger investigation in the included
reports. Relevant portions of the reports are included in the November 2015 Phasel ESA included
in Appendix A. Summaries of the reports reviewed are presented below.
Name of Report Date of
Report
Company that
Prepared Report
Preliminary Assessment Report 10/14/1992 Encore
Current Conditions Report 01/31/2001 Encore
Supplemental RCRA Facility Investigation 11/26/2003 Encore
Due Care Plan 12/19/2005 Encore
LNAPL Mobility Evaluation 02/07/2007 Encore
Procedures for Basement Demolition — Plant 25 (western
portion of the former industrial building) 10/06/2011 Arcadis
RCRA Facilities Investigation 07/09/2012 Arcadis
2014 Groundwater Monitoring Report 12/19/2014 Arcadis
LNAPL Investigation 01/29/2015 Arcadis
PM Environmental, Inc.
Page 2
Baseline Environmental Assessment of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-001; January 8, 2016
Summary of
historical
information in
reports:
The subject property was used for disposal of non-salvageable wastes related
to engine assembly, car assembly, foundry, painting, stamping, engine
machining, metal plating, and wastewater treatment, as well as direct disposal
of incinerated materials from the 1920s until the 1970s. The property was
occupied by General Motors chassis parts and machining plant and engine
plant from the 1960s until vacated in 2008.
Areas of Concern
identified in the
previous reports
A former 20,000-gallon gasoline UST was located northwest of the former
industrial building; a former 1,000-gallon gasoline AST was located northwest
of the former industrial building; the historical usage of the property to dispose
of industrial wastes; a former oil storage area located in the western portion of
the former industrial building; a former paint booth located in the western
portion of the former industrial building; sump area in the basement of the
western portion of the former industrial building which contained a sludge tank,
pumping system, floor sumps, and process pits; and sump area in the
basement of the eastern portion of the former industrial building that contained
sumps and process pits.
Is soil contamination
present above an
applicable regulatory
level?
Yes; various volatile organic compounds (VOCs) and metals were identified
above MDEQ Part 201 and/or Part 213 Residential and Nonresidential Drinking
Water Protection (DWP) and/or Groundwater Surface Water Interface
Protection (GSIP) cleanup criteria. Lead was detected above Industrial Direct
Contact. Additionally, 2,3,7,8-tetrachlorodibenzo-p-dioxin was reportedly
above EPA Toxicity Equivalent Factor in the southern portion of the property.
Is groundwater
contamination
present above an
applicable regulatory
level?
Yes; various polynuclear aromatic compounds (PNAs), polychlorinated
biphenyl (PCBs), VOCs, and metals were detected above MDEQ Part 201
Drinking Water (DW) and/or Groundwater Surface Water Interface (GSI)
Generic Cleanup Criteria (GCC). Additionally, Light Non -Aqueous Phase
Liquid (LNAPL) was identified in the central to western portion of the former
industrial building.
Additional
information:
The property is a closed LUST site with one release reported in 1985 when
gasoline was discovered in the sewer. The gasoline was pumped out of the
sewer and the UST and associated piping was removed. Approximately 1,100
cubic yards of impacted soil and 2,000 gallons of gasoline were recovered and
disposed offsite. A recovery system was installed that removed approximately
500 gallons of gasoline. No additional free product was identified. According to
the reports reviewed, based on the lack of free product and the decreasing
concentrations of hydrocarbons the State issued a No Further Action (NFA)
letter, the date the letter was issued was not provided. Subsequent
groundwater sampling documented that benzene, ethylbenzene, and xylene
exceed current MDEQ Part 213 Residential and Nonresidential DW and/or GS!
Risk Based Screening Levels (RBSLs).
LNAPL, that was determined to be oils, was encountered in basement sumps
in the former Plant 25 since at least 2003. The LNAPL was bailed on a bi-
weekly basis until 2011, when the building was demolished. An LNAPL
evaluation in 2014 documented the LNAPL transmissivity to be very low with
limited recharge over a long period of time.
Based upon review of previous investigation reports monitoring wells and soil borings were
advanced throughout the subject property to assess the historical usage of the site. No potential
vapor intrusion was identified. However, a ground penetrating radar (GPR) survey was not
performed in the area of historical disposal. The majority of the historical disposal operations
occurred in the current foundation footprint and the eastern parking lot. The potential exists for
buried materials to be present.
PM Environmental, inc.
Page 3
Baseline Environmental Assessment of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-001; January 8, 2016
The subject property is a closed LUST site that was used for disposal of non-salvageable wastes
related to engine assembly, car assembly, foundry, painting, stamping, engine machining, metal
plating, and wastewater treatment, as well as direct disposal of incinerated materials from the
1920s until the 1970s. The property was occupied by General Motors chassis parts and machining
plant and engine plant from the 1960s until vacated in 2008. Based upon review of the previous
subsurface investigations, soil and groundwater contamination is present that exceeds the current
Part 201 Residential and Nonresidential cleanup criteria.
Continued groundwater monitoring is being completed on the subject property as part of ongoing
site investigations activities by the RACER Trust.
1.4.1 Investigation Techniques and Quality Control/Quality Assurance
Refer to previous reports included in Appendix A or available in MDEQ records for the
investigation techniques and quality control/quality assurance procedures.
1.6 Geology and Hydrogeology
The soil profile, as summarized in previous reports, consists of fill material to a depth ranging from
four feet bgs to 14 feet bgs, clay with sand and silt lenses to a depth of 80.0 feet bgs, gravel to a
depth of 100 feet bgs, sand to a depth of 320 feet bgs, underlain by bedrock.
Groundwater was encountered at a depth between 10 and 20 feet bgs. Groundwater flow direction
was documented towards the southeast on the subject property and southwest on the south
adjoining property.
2.0 LOCATION OF CONTAMINATED MEDIA ON THE SUBJECT PROPERTY
The analytical results for the soil and/or groundwater samples were compared with the MDEQ
Generic Cleanup Criteria and Screening Levels set forth in Part 201 Rules 299.1 through 299.50,
dated December 30, 2013 entitled "Cleanup Criteria Requirements for Response Activity", in
accordance with Section 20120a(1) using the Residential and Nonresidential cleanup criteria.
2.1 Summary of Soil Analytical Results
The table below summarizes analytical results from previous site investigation activities that
exceed the most restrictive Part 201 Residential cleanup criteria and were not remediated or
otherwise eliminated through additional assessment.
Refer to Appendix B through E for the figures and tables from the previous site investigations
depicting the associated results. Note that that subject property is presented as a portion of a
larger investigation and not all of the included information in the appendices apply to the subject
property.
Low level contamination, below Part 201 cleanup criteria, were identified throughout the property
that include concentrations of PCBs in various portions of the property that are below the most
restrictive Part 201 Residential cleanup criteria and below most restrictive Toxic Substance
Control Act (TSCA) cleanup standards.
PM Environmental, Inc.
Page 4
GVII VISLs GVII VISLs
(R) (R) (NR) (NR)
Sample
Location
(Date)
•Part 201 cleanup criteria
cleanup criteria exceeded (Yes/No)) Compounds Exceeding
Part 201 Cleanup Criteria
YES NA I YES I NA YES Benzene, Ethylbenzene
MWM4-06/R
(04/2014) YES* YES* YES* YES* YES* YES* LNAPL
MWM5-01
(08/2003)
YES No NA No NA No Barium
MW M5-03
(08/2003) YES YES No NA No NA PCBs
MWM16-01
(08/2003) YES YES No NA No NA Vinyl Chloride
MWM16-03
(2011) YES* YES* YES* YES* YES* YES* LNAPL
Baseline Environmental Assessment of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-001; January 8, 2016
SUMMARY OF SOIL ANALYTICAL RESULTS
. Boring
Location
(date)
Depth (ft bgs)
Part 201 cleanup criteria
(cleanup criteria exceeded (Yes/No))
Compounds
Exceeding
Part 201 cleanup
criteria
Dwp
(R/NR) GSIP
DC
(R/NR)
VSI
(R)
VSI
(NR)
SVII
(R)
SVII
(NR)
MWM5-01
(Unknown) 2.0-4.0 NA NA YES No No No No 2,3,7,8-TCDD
TEQ, lead
DWP — Drinking Water Protection
GSIP — Groundwater Surface Water Interface Protection
DC — Direct Contact
SVII — Soil Volatilization to Indoor Air Inhalation
TCDD TED — TetrachIorodibenzo-p-dioxin Toxicity Equivalent
NA — Not Applicable
R — Residential
NR — Nonresidential
The 2005 Due Care Plan concluded that no due care activities were required for the identified
impact at MWM5-01 based an evaluation of the arithmetic mean soil lead concentrations that was
calculated to be 148 mg/kg that is below Part 201 Residential and Nonresidential DC cleanup
criteria. The TCDD TEQ was limited to an exceedance of Residential direct contact and is
mitigated by the Nonresidential property use restriction.
2.2 Summary of Groundwater Analytical Results
The table below summarizes groundwater analytical results from previous site investigation
activities that exceed the most restrictive Part 201 Residential cleanup criteria. Refer to Appendix
B through E for the figures and tables from the previous site investigations depicting the
associated results. Note that that subject property is presented as a portion of a larger property
and investigation and not all of the included information in the appendices apply to the subject
property.
SUMMARY OF GROUNDWATER ANALYTICAL RESULTS
* Based on the presence of LNAPL, generic cleanup criteria are not applicable
DW: Drinking Water R: Residential
GSI: Groundwater Surface Water Interface NR: Nonresidential
GVII: Groundwater Volatilization to Indoor Air Inhalation VISLs: Vapor Intrusion Screening Levels
An LNAPL evaluation in 2014 documented the LNAPL transmissivity to be very low in MWM4-
06R, which is located in the vicinity of MWM16-03, with limited recharge over a long period of
time.
PM Environmental, Inc.
Page 5
Baseline Environmental Assessment of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-001; January 8, 2016
2.3 Subject Property Facility Status
A location where a hazardous substance is present in excess of the concentrations, which satisfy
the requirements of subsection 20120a(1)(a) or (17), is a facility pursuant to Part 201. Section
20120a(1)(a) requirements are the Cleanup Criteria for unrestricted residential usage.
Contaminant concentrations identified on the subject property indicate exceedances to the Part
201 Residential and Nonresidential DWP/DW, GSIP/GSI, and DC cleanup criteria. Additionally,
mobile LNAPL was observed in wells on the subject property. Therefore, the subject property is
a facility under Part 201 of P.A. 451, as amended, and the rules promulgated thereunder.
3.0 PROPERTY INFORMATION
3.1 Legal Description of Subject Property
A copy of the legal descriptions for the parcel is included in Appendix F as part of the assessing
information for the subject property.
3.2 Map of Subject Property
Refer to Figure 1, Property Location Map; and Figure 2, Generalized Diagram of the Subject
Property and Surrounding Area which depicts the property/parcel boundaries.
3.3 Subject Location and Analytical Summary Maps
Appendices B through E include scaled maps of the subject property with site structures and
sampling locations with analytical results.
3.4 Subject Property Location Map
Figures 1 and 2 provide scaled area maps depicting the subject property location in relation to
the surrounding area.
3.6 Subject Property Address
As indicated in Section 1.0, the subject property (Parcel ID: 64-14-17-276-005) is located at 225
East Columbia Avenue, Pontiac, Oakland County, Michigan 48340 (Figure 1).
3.6 Subject Spatial Data
As depicted in Figure 1, the subject property is located in township three North (T.3N), range ten
East (R.10E), section 17, northeast quarter, southeast quarter-quarter, in Pontiac, Oakland
County, Michigan.
According to the MDEQ Groundwater Mapping Project Website, the center of the subject property
is located at latitude 42.6722 and a longitude of -83.2926.
4.0 FACILITY STATUS OF SUBJECT PROPERTY
As indicated in Section 2.0, based upon documented exceedances of Part 201 Residential and
Nonresidential DWP/DW, GSIP/GSI, and DC cleanup criteria and the identification of mobile
LNAPL in wells on the subject property, the subject property is a facility as defined under Part 201
of P.A. 451, as amended, and the rules promulgated thereunder.
PM Environmental, Inc.
Page 6
Baseline Environmental Assessment of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No, 01-61644-001; January 8, 2016
4.1 Summary Data Tables
The analytical results were compared with the MDEQ cleanup criteria and Screening Levels as
presented in Part 201 Rules 299.1 through 299.50, dated December 30, 2013 entitled "Cleanup
Criteria Requirements for Response Activity", in accordance with Section 20120a(1) using the
Residential and Nonresidential cleanup criteria.
Appendices B through D include tables of the summarized analytical results. Refer to Section 2.0
for a summary of the soil and groundwater analytical results as compared to current Part 201
cleanup criteria.
4.2 Laboratory Reports and Chain of Custody Documentation
Refer to the laboratory analytical included as part of the previous reports in the Phase I ESA
included in Appendix A or from previous reports available in MDEQ records and archives.
6.0 IDENTIFICATION OF BEA AUTHOR
This BEA was conducted on January 8, 2016, by Mr. Jamie Antoniewicz, P.E., Project Engineer,
and reviewed by Ms. Jennifer L. Ritchie, C.P.G., Regional Site Investigation Manager, PM
Environmental, Inc., which is prior to or within 45 days of becoming the owner or operator.
Qualification statements are provided as Appendix G.
We declare that, to the best of our professional knowledge and belief, we meet the definition of
Environmental Professional as defined in §312.10 of 40 CFR 312 and we have the specific
qualifications based on education, training, and experience to assess a property of the nature,
history, and setting of the subject property. We have developed and performed the all appropriate
inquires in conformance with the standards and practices set forth in 40 CFR Part 312.
cv
Jamie Antoniewicz, P.E.
Project Engineer
6.0 AAI REPORT OR ASTM PHASE I ESA
Jennifer L. Ritchie, C.P.G.
Regional Site Investigation Manager
As indicated in Section 1.3, PM completed a Phase I ESA of the subject property dated November
9, 2015, in conformance with the scope and limitations of ASTM Practice E 1527-13 of the subject
property (Parcel ID: 64-14-17-276-005) located at 225 East Columbia Avenue, Pontiac, Oakland
County, Michigan 48340. The scope of the Phase I ESA included consideration of hazardous
substances as defined in Section 20101(1)(y) of P.A 451 of 1994, as amended, and constituted
the performance of an All Appropriate Inquiry in conformance with the standards and practices
set forth in 40 CFR Part 312.
A copy of the November 3, 2015, Phase I ESA is included in Appendix A.
PM Environmental, Inc_
Page 7
Baseline Environmental Assessment of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-1-001; January 8, 2016
7.0 REFERENCES
• MDEQ Generic Cleanup Criteria (GCC) and Screening Levels set forth in Part 201 Rules
299.1 through 299.50, dated December 30, 2013 entitled "Cleanup Criteria Requirements for
Response Activity
• "MDEQ Operational Memorandum No. 4 Site Characterization and Remediation Verification
— Attachment 10, Peer Review Draft Groundwater Not in an Aquifer," February 2007;
• MDEQ Operational Memorandum No, 2 "Sampling and Analysis," October 22, 2004, Revised
July 5, 2007;
• MDEQ Guidance Document for the Vapor Intrusion Pathway, May 2013;
• Baseline Environmental Submittal Form (EQP 4025), September 2015;
• Preliminary Assessment Report, 10/14/1992, Encore;
• Current Conditions Report, 1/31/2001, Encore;
• Supplemental RCRA Facility Investigation, 11/26/2003, Encore;
• Due Care Plan, 12/19/2005, Encore;
• LNAPL Mobility Evaluation, 2/7/2007, Encore;
• Procedures for Basement Demolition — Plant 25 (western portion of the former industrial
building), 10/6/2011, Arcadis;
• RCRA Facilities Investigation, 7/9/2012, Arcadis;
• 2014 Groundwater Monitoring Report, 12/19/2014, Arcadis;
• LNAPL Investigation, 1/29/2015, Arcadis. and,
• Phase I ESA, 11/3/2015, PM.
PM Environmental, Inc.
Page 8
Figures
Environmental
& Engineering
Services
OAKLAND COUNTY
Environmental
&Engineering
Services
PROJI FORMER PLANT 25
225 EAST COLUMBIA AVENUE
PONTIAC, MI
UMIS NOT A LEGAL SURVEY
YERIFY SCAL F
0
IF Nur 1* 0+1 1114 SHEET, ADJUST n-Sin ACCORDINGLY.
DRN BY
CS DA-TO/29/2015
SCALE: 1 " 2,000'
NME: 0 1-6164-0-001 F01 R09/
2,000' CHKD
LS
1 MILE 1/2 MILE
SCALE 1:24,000
0 1 MILE
FIGURE 1
PROPERTY VICINITY MAP
USG% 7.5 MINUTE SERIES
PONTIAC NORTH, MI QUADRANGLE ,L 1997.
[ APPROXIMATE LOCATION OF FORMER 25,400- GALLON GASOLINE UST FORMER EXTERIOR STORAGE AREA RAILROAD EASEMENT FORMER BASEMENT AREA FOR PLANT 33 FORMER BASEMENT AREA FOR PLANT 26 LEGEND: 1251 JOSLYN AVENUE GENERAL MOTORS PLANT SUBJECT PROPERTY APPROXIMATE FORMERMISTORIOAL SITE FEATURES FORMER RAIL ROAD SPUR WHIM RESIDENTIAL OZZE:1 AREA OF FORMER FILLEGOISPOSAL FLOOR ORAN FORMER BUILDING FORMER POND AREA ofk 2:ra No so wig= mmoit swim momand woo. gi NEVIN MO= 1•01•• OW= MOM WM. •M•1= NOM MOM mom= AN In MOM ono w01.1 =NM im Imam wawa owe= mom isms= NOM EIR W MOEN MN= NO= "NMI NOM. •10- MN= Ng AN NO= MK= MINNO0 MSS= MO= 1110- ;NEM • n••'W 111111.r./%.% 125 EAST COLUMBIA AVENUE VACANT WAREHOUSE BUILDING 175 EAST COLUMBIA AVENUE ELECTRICAL SUBSTATION PROJ: 120 EAST COLUMBIA AVENUE FOOD BANK FORMER EXTERIOR STORAGE AREA FORMER PLANT 20 225 EAST COLUMBIA AVENUE PONTIAC, MI 220-244 EAST COLUMFTA AVENUE GENERAL MOTORS RESIDENTIAL THIS 1! NOT .1 LTGLL DIU BR CS 570/29/2015 wiler F CHO BY: Ls - zoo' • ms sous icaxemax. FILE 4401:6164-0-001602R00) 1./p1SRA1AI OF THE SUBJECT ADJOINING PROPERTIES
FORMER EXTERIOR STORAGE AREA APPROXIMATE LOCATION or FORMER 20050-GALLON GASOLINE UST RAILROAD EASEMENT $14-05 FORMER BASEMENT AREA FOR PLANT 33 FORMER BASEMENT AREA FOR PLANT 25 LEGEND: 225 EAST COL rIMSIA AVENUE PLANT 33 1251 JOSLYN AVENUE GENERAL MOTORS PLANT SUBJECT PROPERTY APPROXIMATE FORMER/HISTORICAL SETE FEATURES FORMER RAIL ROAD SPUR E222:22.23 AREA OF FORMER FILLING/DISPOSAL EXISTING MONITORING WELL RESIDENTIAL sal . „ - Man minim Min M.= unin onin imam imam amen nein ansm MOM MEM Minn MOM Minn ola.n mom Mom MOM Nem.= Ming NM-Monl AMIN ISOM Ma= allaM Ma Man a FLOOR DRAIN FORMER BUILDING FORMER POND AREA 111111.1 125 EAST COLUMBIA AVENUE VACANT WAREHOUSE BOMDENG 175 EAST COLUMBIA AVENUE ELECTRICAL SUBSTATION 20 EAST COLUMBIA AVENUE FOOD BANK FORMER EXTERIOR STORAGE AREA FORMER FLAW 25 225 EAST COLUMBIA AVENUE PONTIAC, MI 220-240 EAST COLUMBIA AVENUE GENERAL MOTORS RESIDENTIAL D" DT' CS/KS DATE:1/13/2016 "1" = 200' RLE O1E.-6164- 0- 001FOZRoa
ENVIRONMENTAL
Appendix A
Environmental
& Engineering
Services
Checklist for Phase I Site Assessments Conducted using EPA Brownfields
Assessment Grant Funds
Contact Information
Grantee Name: Oakland County Michigan
Grant Number: BFOOE01208
ACRES Property ID:
Program Manager Name:
203221
Bradley Hansen
(Point of Contact)
Contact Phone Number: 248-858-8073
Name / Address of Property Assessed: 225 East Columbia Avenue, Pontiac, Michigan
Checklist
Please indicate that each of the following All Appropriate Inquiries documentation requirements were
met for the Phase I assessment conducted at the above listed property:
I. An opinion as to whether the inquiry has identified conditions indicative of releases or threatened
releases of hazardous substances, and as applicable, pollutants and contaminants, petroleum or
petroleum products, or controlled substances, on, at, in, or to the subject property.
1.1 An identification of "significant" data gaps (as defined in §312.10 of AAI final rule and §12.7 of
ASTM E1527-05), if any, in the information collected for the inquiry, as well as comments
regarding the significance of these data gaps. Significant data gaps including missing and
unattainable information that affects the ability of the environmental professional to identify
conditions indicative of releases or threatened releases of hazardous substances, and as
applicable, pollutants and contaminants, petroleum or petroleum products, or controlled
substances, on, at, in, or to the subject property.
INI Qualifications and signature of the environmental professional(s). The environmental
professional must place the following statements in the document and sign the document:
"[I, We] declare that to the best of [my, our/ professional knowledge and belief [1, we] meet the definition
of Environmental Professional as defined in §312.10 of this part."
"[I, We] have the specific qualifications based on education, training, and experience to assess a property of
the nature, history, and setting of the subject property. [I, We] have developed and pet:formed the all
appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312."
Note: Please use either "I" or "We."
• In compliance with §312.31(b) of the AAI final rule and §12.6.1 of ASTM E1527-05, the
environmental professional must include in the final report an opinion regarding additional
appropriate investigation, if the environmental professional has such an opinion.
Signature of Grantee Program Manager Date
Brownfields Fact Sheet Solid Waste EPA 560-R-11-030
AAI: Reporting Requirements and and Emergency June 2011
Grantee Checklist Response (5105) www.epa.gov/brownfields
Environmental & Engineering Services Nationwide
PHASE I ENVIRONMENTAL SITE
ASSESSMENT
ENVIRONMENTAL SERVICES
BUILDING ARCHITECTURE,
ENGINEERING .& SCIENCE
INDUSTRIAL HYGIENE SERVICES
BROWNFIELDS & ECONOMIC
INCENTIVES CONSULTING
PM
ENVIRONMENTAL
Risk WeLl Managed
Know Your Risk,
Take Control.
Work with the Experts.
www.pmerw.com
225 East Columbia Avenue I Pontiac, Michigan
PM Project Number 01-6164-0-001
Prepared for:
Oakland County
2100 Pontiac Lake Road
Pontiac, Michigan 48328
Prepared by:
PM Environmental, Inc.
4080 West 11 Mile Road
Berkley, Michigan 48072
Detroit
4080W. 11 Mile Road
Berkley, MI 48072
f: 877.884.6775
t: 248.336.9988
Lansing
3340 Ranger Road
Lansing, MI 48906
f: 877.884.6775
t: 517.321.3331
Grand Rapids
560 5th Street NW,
Suite 301
Grand Rapids, MI 49504
I: 877.884.6775
t: 616.285.8857
November 3, 2015
Mr. Bradley Hansen
Oakland County
2100 Pontiac Lake Road
Pontiac, Michigan 48328-2735
Re: Phase! Environmental Site Assessment of the Former Plant 26
Located at 226 East Columbia Avenue, Pontiac, Michigan
PM Environmental, Inc. Project No. 01-6164-0-001
Dear Mr. Hansen:
PM Environmental, Incorporated (PM) has completed the Phase I Environmental Site Assessment
(ESA) of the above referenced property. This Phase I ESA was conducted in accordance with
(1) the United States Environmental Protection Agency (USEPA) Standards and Practices for All
Appropriate Inquiries {(AAI), 40 CFR Part 312} and (2) guidelines established by the American
Society for Testing and Materials (ASTM) in the Standard Practice for Environmental Site
Assessments: Phase! Environmental Site Assessment Process/Designation E1527-13 (ASTM
Standard Practice E 1527-13).
The Phase I ESA for the above referenced property represents the product of PM's professional
expertise and judgment in the environmental consulting industry, and it is reasonable for
OAKLAND COUNTY, CDM LEASING LLC, AND C.P. VENTURES, LP to rely on PM's Phase I
ESA report.
If you have any questions related to this report please do not hesitate to contact our office at (248)
336-9988.
Sincerely,
PM ENVIRONMENTAL, INC.
Lisa Sullivan Steven E. Price, CHMM
Senior Project Consultant Principal and Vice President of Due Diligence
ENVIRONMENTAL & ENGINEERING SERVICES NATIONWIDE I WWW.PIVIENV.COM I 1.800.313.2966
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
EXECUTIVE SUMMARY
PM Environmental, Inc., (PM) was retained to conduct a Phase I Environmental Site Assessment
(ESA) of the Former Plant 25 located at 225 East Columbia Avenue, Pontiac, Oakland County,
Michigan (hereafter referred to as the "subject property"). This Phase I ESA was conducted in
accordance with (1) the United States Environmental Protection Agency (USEPA) Standards and
Practices for All Appropriate Inquiries {(AAI), 40 CFR Part 312} and (2) guidelines established by
the American Society for Testing and Materials (ASTM) in the Standard Practice for
Environmental Site Assessments: Phase I Environmental Site Assessment Process/Designation
E 1527-13 (ASTM Standard Practice E 1527-13).
THIS REPORT WAS PREPARED FOR THE EXCLUSIVE USE OF OAKLAND COUNTY, CDM
LEASING LLC, AND C.P. VENTURES, LP, EACH OF WHOM MAY RELY ON THE REPORT'S
CONTENTS.
Item Comments
Number of Parcels
and Acreage One parcel totaling 47.61 acres
Number of
Building(s) and
Square Footage
No buildings are present
Current Property
Use The property is currently vacant, with no operations
Reasonably ascertainable records for the subject property extended back to the 1920s. Data
failure occurred prior to that date. However, PM did not identify any significant data gaps during
the completion of this Phase I ESA.
Standard and other historical sources were able to document that the subject property was used
for disposal of non-salvageable wastes related to engine assembly, car assembly, foundry,
painting, stamping, engine machining, metal plating, and wastewater treatment, as well as direct
disposal of incinerated materials from the 1920s until the 1970s. A small building was located on
the southwestern portion of the subject property from the 1940s until the 1960s. Railroad spurs
were constructed on the northern and western portions during the 1950s and 1960s. An industrial
building was constructed in 1967 with additions in 1971 and 1981 and was demolished in 2011.
The property was occupied by General Motors chassis parts and machining plant and engine
plant from the 1960s until vacated in 2008. The use of the small southwestern building is
unknown; however was likely associated with the railroad operations. The historical operations
were assessed during the previous site investigations. Refer to Section 4.9 for additional
information.
The following table summarizes the conditions identified as part of this assessment. Affirmative
answers are further discussed below the table:
Type of Condition Identified During the Course of
this Assessment
De Minimis Condition No
Significant Data Gap No
Historical Recognized Environmental Condition (HREC) No
Controlled Recognized Environmental Condition (CREC) No
Recognized Environmental Condition (REC) Yes
PM Environmental, Inc.
Executive Summary Page i
Phase 1 ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
Recognized Environmental Condition
We have performed a Phase I Environmental Site Assessment in conformance with the scope
and limitations of ASTM Practice E 1527-13 of the Former Plant 25 located at 225 East Columbia
Avenue, Pontiac, Oakland County, Michigan, the property. Any exceptions to, or deletions from,
this practice are described in Section 1.4 of this report. This assessment has revealed no
evidence of recognized environmental conditions connected with the property except the
following:
• The subject property is a closed Leaking Underground Storage Tank (LUST) site that was
used for disposal of non-salvageable wastes related to engine assembly, car assembly,
foundry, painting, stamping, engine machining, metal plating, and wastewater treatment,
as well as direct disposal of incinerated materials from the 1920s until the 1970s. The
property was occupied by General Motors chassis parts and machining plant and engine
plant from the 1960s until vacated in 2008. Based upon review of the previous subsurface
investigations, soil and groundwater contamination is present which exceeds the current
Part 201 Residential and Nonresidential Generic Cleanup Criteria. Based on these
analytical results, the subject property would be classified as a "facility," as defined by Part
201 of P.A. 451 of the Michigan Natural Resources Environmental Protection Act
(NREPA), as amended.
The following adjoining and/or nearby REC has been identified:
• The General Motors Complex site includes the subject property, the north adjoining
property, the east adjoining property, and south adjoining property. Review of the
regulatory database indicates this site is identified as CERC-NFRAP, CORRACTS,
RCRA-TSDF, RCRA-CESQG and RCRA-LQG with violations reported throughout the
1980s, 1990s, and 2000s and were corrected within the year of issuance, 2020 COR
ACTION, and US Brownfields site. Review of available records documents that the
majority of the contamination is located in the southern portion of the south adjoining
property. However, contamination was identified above MDEQ Part 201 GCC throughout
the properties and across parcel lines.
Recommendations
These RECs have been brought to the attention of the client within the requirements of the ASTM
Standard Designation E-1527-13. Parts 201 and 213 of the 1994 Michigan Natural Resources
Environmental Protection Act (NREPA) provide liability protection for off-site migration of
contamination to the subject property. Legal counsel should be consulted regarding issues
related to potential off-site migration of contaminants.
The previous site investigations were adequate to assess the identified RECs. PM recommends
a BEA and Documentation of DDCC Plan be completed within 45 days of purchase of the
property. Additionally, based on the information reviewed, historical subsurface disposal occurred
on the subject property. The majority of the disposal operations appear to have occurred within
the former building footprint and under the eastern parking lot. A GPR survey was not completed;
therefore, the potential exists for buried materials to be present. PM recommends a GPR survey
to be completed to determine whether buried materials are present as part of the DDCC.
PM Environmental, Inc.
Executive Summary Page ii
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
The summary presented above is general in nature and should not be considered apart from the
entire text of the report, which contains the qualifications, considerations and subject property
details mentioned herein. Details of findings and conclusions are elaborated upon in this report.
This report has been reviewed for its completeness and accuracy. Please feel free to contact our
office at (248) 336-9988 to discuss this report.
REPORT PREPARED BY:
PM Environmental, Inc.
REPORT REVIEWED BY:
PM Environmental, Inc.
Lisa Sullivan Steven E. Price, CHMM
Senior Project Consultant Principal and Vice President of Due Diligence
PM Environmental, Inc.
Executive Summary Page iii
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
TABLE OF CONTENTS
1.0 INTRODUCTION 1
1.1: Property Overview 1
1.2: Purpose and Scope of Services 1
1.3: Significant Assumptions 1
1.4: Limitations, Deviations, and Special Terms and Conditions 2
2.0 USER PROVIDED INFORMATION 2
2.1: Recorded Land Title Records 3
2.2: Reason for Performing this Phase I ESA 3
3.0 PHYSICAL SETTING 3
4.0 RECORDS REVIEW 4
4.1: Aerial Photographs and Sanborn Maps 4
4.2: Local Street Directories 6
4.3: Assessing Department 6
4.4: Building Department 6
4.5: Fire Department 6
4.6; Health Department 7
4.7: Utilities 7
4.7.1: Municipal Water/Water Wells 7
4.7.2: Sanitary Sewer/Septic System 7
4.7.3: Heat Source 7
4.8: Underground Storage Tank (UST) Systems 8
4.9: Previous Environmental Reports 8
4.9.1: Summary of Previous Environmental Reports 8
4.10: Environmental Liens, Activity and Use Limitations, and Government Institutional and
Engineering Controls 10
5.0 INTERVIEWS 10
6.0 SUMMARY OF HISTORICAL USE 11
7.0 SUBJECT PROPERTY RECONNAISSANCE 11
7.1: Subject Property Observations 11
7.1.1: Current Operations 13
8.0 ADJOINING PROPERTIES 13
9.0 REGULATORY RECORDS REVIEW 14
9.1: Subject Property and Occupant Listings 15
9.2: Adjoining and Nearby Sites 15
10.0 FINDINGS, OPINIONS AND CONCLUSIONS 16
10.1: De Minimis Condition 16
10.2: Significant Data Gaps 16
10.3: Historical Recognized Environmental Conditions (HRECs) 16
10.4: Controlled Recognized Environmental Conditions (CRECs) 17
10.5: Recognized Environmental Conditions (RECs) 17
10.6: Recommendations 17
11.0 NON-ASTM SCOPE CONSIDERATIONS/BUSINESS ENVIRONMENTAL RISKS 18
12.0 S1GNATURE(S) OF ENVIRONMENTAL PROFESSIONAL(S) 18
13.0 REFERENCES 19
PM Environmental, Inc.
Table of Contents Page i
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 014164-0-001; November 3, 2016
FIGURES
Figure 1: Site Location Map
Figure 2: Generalized Diagram of the Subject Property and Surrounding Area
APPENDICES
Appendix A:
Appendix B:
Appendix C:
Appendix D:
Appendix E:
Appendix F:
Property Photographs from Site Reconnaissance
Correspondence and Supporting Documentation
Previous Site Investigations
Regulatory Database and File Review Correspondence
Professional Resumes
Acronyms and Terminology, Scope of Work, ASTM Reference Document, and
User's Continuing Obligations under CERCLA
PM Environmental, Inc.
Table of Contents Page ii
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
1.0 INTRODUCTION
This Phase I ESA was conducted in accordance with (1) the United States Environmental
Protection Agency (USEPA) Standards and Practices for All Appropriate Enquiries {(AA!), 40 CFR
Part 312} and (2) guidelines established by the American Society for Testing and Materials
(ASTM) in the Standard Practice for Environmental Site Assessments: Phase I Environmental
Site Assessment Process/Designation E 1527-13 (ASTM Standard Practice E 1527-13).
THIS REPORT WAS PREPARED FOR THE EXCLUSIVE USE OF OAKLAND COUNTY, CDM
LEASING LLC, AND C.P. VENTURES, LP, EACH OF WHOM MAY RELY ON THE REPORT'S
CONTENTS.
PM acknowledges that these parties may rely on the contents and conclusions presented in this
report. Unless stated otherwise in writing, PM makes no other warranty, representation, or
extension of reliance upon the findings of this report to any other entity or third party.
1.1: Property Overview
Subject Property
Location/Address 225 East Columbia Avenue, Pontiac, Oakland County, Michigan
Number of Parcels
and Acreage One parcel totaling 47.61 acres
Number of Building(s)
and Square Footage No buildings are present
Current Property Use The property is currently vacant, with no operations
Current Zoning M-2: Heavy Manufacturing
The subject property location is depicted on Figure 1, Site Location Map. A diagram of the subject
property and adjoining properties is included as Figure 2, Generalized Diagram of the Subject
Property and Surrounding Area. Photographs taken during the site reconnaissance are included
in Appendix A.
1.2: Purpose and Scope of Services
The purpose of this Phase I ESA was to evaluate the current and historical conditions of the
subject property in an effort to identify recognized environmental conditions (RECs), controlled
recognized environmental conditions (CRECs), and historical recognized environmental
conditions (HRECs) in connection with the subject property. This Phase 1 ESA is intended to
reduce, but not eliminate, uncertainty regarding the potential for RECs, CRECs, and HRECs in
connection with the subject property.
Acronyms and terms used in this report are described in Appendix F. Additionally, PM's scope of
services is included in Appendix F.
1.3: Significant Assumptions
Pursuant to ASTM Standard Practice E 1527-13, PM assumes that the information provided by
all sources and parties, including the User, is accurate and complete, except where obvious
inconsistencies or inaccuracies were identified.
PM Environmental, Inc.
Page 1
Phase! ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
1.4: Limitations, Deviations, and Special Terms and Conditions
There are no deviations from the ASTM Standard. Non-ASTM Scope considerations are included
in Section 11.0. Any physical limitations identified during the completion of this report are
referenced in Section 7.0.
Due to changing environmental regulatory conditions and potential on-site or adjacent activities
occurring after this assessment, the client may not presume the continuing applicability to the
subject property of the conclusions in this assessment for more than 180 days after the report's
issuance date, per ASTM Standard Practice E 1527-13.
To the best of PM's knowledge, no special terms or conditions apply to the preparation of this
Phase] ESA that would deviate the scope of work from the ASTM Standard Practice E 1527-13.
2.0 USER PROVIDED INFORMATION
The ASTM Standard defines a User as "the party seeking to use Practice E 1527 to complete an
environmental site assessment. A User may include, without limitation, a potential purchaser of
property, a potential tenant of property, an owner of property, a lender, or a property manager."
The User has specific obligations for completing a successful application of this practice as
outlined in Section 6 of the ASTM Standard Practice E 1527-13.
In order to qualify for one of the Landowner Liability Protections (LLPs) offered by the Small
Business Liability Relief and Brownfield's Revitalization Act of 2001 (the "Brownfield's
Amendments") (if desired), the User must provide certain information (if available) identified in the
User Questionnaire to the environmental professional. Failure to provide this information could
result in a determination that "all appropriate inquiry" is not complete.
The following responses were provided by the User. A copy of the completed User Questionnaire
is included in Appendix B.
Question Response
Name of Preparer and User Entity Mr. Chris Cousino; CDM Leasing
LLC
Are you aware of any environmental cleanup liens against the
property that are filed or recorded under federal, tribal, state or
local law?
Yes; as provided (refer to Section 4.9 and 4.10 for information)
Are you aware of any Activity and Use Limitations, such as
engineering controls, land use restrictions or institutional controls
that are in place at the site and/or have been filed or recorded in a
registry under federal, tribal, state or local law?
Yes; as provided (refer to Section
4.10 for information)
As the user of this ESA do you have any specialized knowledge
or experience related to the property or nearby properties? For
example, are you involved in the same line of business as the
current or former occupants of the property or an adjoining
property so that you would have specialized knowledge of the
chemicals and processes used by this type of business?
No
Does the purchase price being paid for this property reasonably
reflect the fair market value of the property? Yes
PM Environmental, Inc.
Page 2
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
Question Response
If you conclude that there is a difference, have you considered
whether the lower purchase price is because contamination is
known or believed to be present at the property?
Not applicable
Are you aware of commonly known or reasonably ascertainable information about the property that would
help the environmental professional to identify conditions indicative of releases or threatened releases?
For example, as user:
Do you know the past uses of the property? Yes, former General Motors Plant
Do you know of specific chemicals that are present or once
were present at the property?
Yes, Polychlorinated biphenyls
(PCBs)
Do you know of spills or other chemical releases that have
taken place at the property? No
Do you know of any environmental cleanups that have taken
place at the property? No
As the user of this ESA, based on your knowledge and
experience related to the property are there any obvious
indicators that point to the presence or likely presence of
contamination at the property?
Yes, existing groundwater monitoring
wells
2.1: Recorded Land Title Records
A chain of title was not conducted for the subject property by PM. The User provided PM with a
Limited Warranty Deed for the subject property dated 2011. The Warranty Deed documents that
the subject property was sold by Racer Properties LLC to the current owner Plant 25, LLC in
2011. The deed documents that the property was formerly owned by General Motors, prior to
bankruptcy in 2009. No additional relevant information was included in the documents. A copy
of the chain of title is not included with this report, but could be provided upon request.
2.2: Reason for Performing this Phase I ESA
According to the User, this Phase I ESA was conducted as part of environmental due diligence
related to purchasing the subject property.
3.0 PHYSICAL SETTING
• PHYSICAL SETTING INFORMATION FOR THE SUBJECT
PROPERTY AND SURROUNDING AREA SOURCE
Topography: Refer to Figure 1 for an excerpt of the Topographic Map
Site Elevation 981 feet above mean sea level (msl) United States Geological
Survey Division (U.S.G.S.)
7.5-Minute Topographic
Map of the Pontiac North,
Michigan Quadrangle, 1997
Topographic Gradient Relatively flat
Closest Surface Water
Unnamed pond located approximately 690
feet north-northwest of the subject property
at an elevation of 980 feet above msl
General Soil Char= eristics: Refer to Appendix B for a copy of the soil survey map and soil type
descriptions
Soil Type Aquents, Sandy, Loamy, Undulating
PM Environmental, Inc.
Page 3
Phase 1 ESA of the Former Plant 26
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
PHYSICAL SETTING INFORMATION FOR THE SUBJECT • •
PROPERTY AND SURROUNDING AREA SOURCE
Description
uribibib ul sriU to adeplh of ctt k s1.
inches below ground surface (bgs). The
capacity to transmit water is high to very
high. The risk of corrosion is moderate for
uncoated steel but is low for concrete.
United States Department of
Agriculture, Custom Soil
Resource Report for
Oakland County, Michigan
(survey area data
September 30, 2014)
Soil Type Urban Land
Description
Consists of land covered by streets, parking
lots, buildings, and other structures of urban
areas. A typical soil profile, capacity to
transmit water, and risk of corrosion are too
variable to determine.
Area Specific Geology/Hydrogeology Characteristics:
Geology
Consists of fill material to a depth ranging
from four feet bgs to 14 feet bgs, clay with
sand and silt lenses to a depth of 80.0 feet
bgs, gravel to a depth of 100 feet bgs, sand
to a depth of 320 feet bgs, underlain by
bedrock.
Previous subsurface
investigations for the GM
North Plant which includes
the subject property and the
majority of the adjoining
properties Hydrogeology
Groundwater was encountered at a depth
between 10 and 20 feet bgs. Groundwater
flow direction was documented towards the
southeast on the subject property and
southwest on the south adjoining property.
Oil and Gas Wells:
Current Oil and Gas
Wells on Subject
Property
None identified
MDEQ Geologic Survey
Division (GSD) web site Historical Oil and Gas
Wells On Subject
property
In 2007, oil and gas exploratory wells were
installed in the eastern parking area of the
subject property. The wells were drilled to
over 4,000 feet bgs. No significant amounts
of natural gas and/or oil was produced. All
wells were abandoned by the end of 2008.
4.0 RECORDS REVIEW
PM reviewed reasonably ascertainable records to identify obvious uses of the subject property
from the present, back to the property's obvious first developed use, or back to 1940, whichever
is earlier. Reasonably ascertainable records reviewed as part of this Phase I ESA documented
the use of the property back to 1940. Data failure occurred prior to that date. In PM's professional
opinion, this data failure does not represent a significant data gap.
4.1: Aerial Photographs and Sanborn Maps
PM reviewed reasonably ascertainable aerial photographs for the subject property area. The
sources and years reviewed are identified in the table below. Relevant aerial photographs are
included in Appendix B.
PM Environmental, Inc.
Page 4
Phase 1 ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
PM attempted to review reasonably ascertainable Sanborn Fire Insurance Maps for the subject
property. However, no Sanborn Fire Insurance Maps were available for the subject property
(Appendix B).
The following table summarizes the sources reviewed and the information obtained about the
subject property from these sources. Information obtained about the adjoining properties from
these sources is summarized in Section 8.0.
Aerial Summary for the Subject Property
Year and
Source Summary of Information
1940 Aerial
(Oakland
County)
No buildings are visible. Unpaved trails transect the central portion. A small area of
ground disturbance is visible in the southwestern portion. A wooded area is present
in the central and western portions.
1949 Aerial
(WSU)
A small building is visible in the southwestern portion. Additional unpaved trails are
visible in the central portion. The forested area appears to be a wetland area.
1952 Aerial
(VVSU) Ground disturbance is visible in the western and southern portion of the property.
1956 Aerial
(WSU)
A railroad spur is visible in the western portion. The ground disturbance is the
western portion is less prominent.
1963 Aerial
(Oakland
County)
Ground disturbance is visible in the western and central portions of the property.
1970 Aerial
(SEMCOG)
The small building identified in the 1949 aerial is no longer visible. The original
portion of the former light industrial building is visible in the western portion. A
railroad spur has been constructed in the northwestern portion. The railroad spur on
the western portion appears to have been expanded. Parking and/or storage lots are
visible on the central to eastern portion. The remainder of the central portion is
unpaved with ponding visible in the southern portion and potential exterior storage.
1974 Aerial
(Oakland
County)
An addition has been constructed to the southern portion of the building. The pond
area in the south-central portion is larger. The remainder appears similar to the
previous aerial year.
1980 Aerial
(Oakland
County)
Similar to the previous aerial year, except the pond is no longer visible in the central
portion.
1983 Aerial
(MSU)
An addition appears to have been constructed to the eastern portion of the building,
Due to scale and resolution, more definitive details could not be determined.
1990 Aerial
(Oakland
County)
Similar to the previous aerial year, except the resolution is clearer.
1997 Aerial
(Oakland
County)
Similar to the previous aerial year, except exterior material storage is visible in the
southern portion of the property.
2000 Aerial
(Oakland
County)
Similar to the previous aerial year.
2006 Aerial
(Oakland
County)
Similar to the previous aerial year, except the exterior material storage in the
southern portion is no longer visible.
2010 Aerial
(Oakland
County)
Similar to the previous aerial year.
PM Environmental, Inc.
Page 5
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
Year and
Source Summary of Information
2014 Aerial
(Oakland
County)
The building has been demolished to the foundation. The railroad siding along the
western portion is no longer prevalent. Appears similar to the current property layout.
A summary of this information along with other historical sources is included in Section 6.0.
4.2: Local Street Directories
Reasonably ascertainable local street directories for Pontiac, Michigan were researched.
Directories were available from 1920 to 2012. Directories were researched in at least five-year
increments, when available. It should not be construed that the earliest date represented is the
initial date of occupancy.
PM also reviewed listings for adjoining commercial properties. Information from the listings
reviewed is included in Section 8.0.
Subject Property: 225 Columbia Avenue
2012 Not Listed
2008 General Motors Corporation
2005-1925 Not Listed
1920 Columbia Avenue is not included in research resources
A summary of this information along with other historical sources is included in Section 6.0.
4.3: Assessing Department
Reasonably ascertainable assessment information provided by the Oakland County Equalization
Department was obtained and reviewed. Assessing records document that the subject property
consists of one parcel containing 47.61 acres. The records document the property was formerly
occupied by General Motors. The records also document that the property was historically
developed with a light industrial building which was demolished in 2011. Copies of available
assessment records for the subject property and the current legal description are included in
Appendix B.
4.4: Building Department
PM submitted a Freedom of Information Act (FOIA) request to the City of Pontiac Department of
Building Safety and Planning to review Building Department records for the subject property. PM
did not receive a response within the time constraints of this report. If PM does receive a
response, and it changes the findings of the report, the client will be notified.
4.5: Fire Department
PM submitted a FOIA request to the Waterford Fire Department, who services the City of Pontiac,
to review Fire Department records for the subject property. PM did not receive a response within
the time constraints of this report. If PM does receive a response, and it changes the findings of
the report, the client will be notified.
PM Environmental, Inc.
Page 6
Phase 1 ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
4.6: Health Department
PM submitted a FOIA request to the Oakland County Health Division to review records for the
subject property. PM received a written response from a representative of the department
indicating no files were available for the subject property.
4.7: Utilities
4.7.1: Municipal Water/Water Wells
The subject property is currently connected to municipal water. PM interviewed a representative
of the Oakland County Water Commission, who indicated the water mains were installed in the
vicinity of the subject property in at least 1967, which is consistent with the construction of the
former industrial building. No records of private water wells have been identified through review
of reasonably ascertainable information.
PM was unable to determine whether the former building located on the southwestern portion of
the property from the 1940s until the 1960s was connected to municipal water, on a private water
well, or was unplumbed. The building may have been connected to a private water well. Based
on the extensive subsurface investigations performed on the property and the relative small size
of the building, PM has not identified the potential former water well as a REC. Refer to Section
4.9 for additional information pertaining to the previous site investigations.
4.7.2: Sanitary Sewer/Septic System
The subject property is currently connected to municipal sewer. PM interviewed a representative
of the Oakland County Water Commission, who indicated the sewer mains were installed in the
vicinity of the subject property in at least 1952, which is prior to the construction of the former
industrial building. No records of private septic fields have been identified through review of
reasonably ascertainable information.
PM was unable to determine whether the former building located on the southwestern portion of
the property from the 1940s until the 1960s was connected to municipal sewer, a private septic
field, or was unplumbed. The building may have been connected to a private septic field. Based
on the extensive subsurface investigations performed on the property and the relative small size
of the building, PM has not identified the potential former septic field as a REC. Refer to Section
4.9 for additional information pertaining to the previous site investigations.
4.7.3: Heat Source
The subject property is connected to natural gas, which is supplied by Consumers Energy. Review
of the Consumers Energy SIMS website indicates the subject property was initially connected to
natural gas in 1967, which is consistent with the initial construction of the former industrial building.
Additionally, review of the natural gas distribution map documents natural gas mains have been
present in the vicinity of the subject property since at least the 1940s, which is generally consistent
with the construction of the former building located in the southwestern portion of the property
during the 1940s until the 1960s. No alternative heat sources have been identified through review
of reasonably ascertainable information.
PM Environmental, inc.
Page 7
Summary of historical information in
reports:
Phase IESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
4.8: Underground Storage Tank (UST) Systems
The subject property contained one former 20,000-gallon leaded gasoline UST located north of
Plant 25. The UST was removed in 1985 following the discovery of gasoline in the sewer system.
The release and the former UST were adequately assessed during the previous site
investigations. Refer to Section 4.9 for additional information. No current USTs are registered to
the subject property and no evidence of existing USTs were observed during the site
reconnaissance.
4.9: Previous Environmental Reports
PM reviewed the following previous environmental reports for the former General Motors
Corporation Pontiac North Campus which includes the subject property. Relevant portions of the
reports are included in Appendix C.
Name of Report Date of
Report Company that Prepared Report
Preliminary Assessment Report 10/14/1992 Encore
Current Conditions Report 1/31/2001 Encore
Supplemental RCRA Facility
Investigation 11/26/2003 Encore
Due Care Plan 12/19/2005 Encore
LNAPL Mobility Evaluation 2/7/2007 Encore
Procedures for Basement
Demolition — Plant 25 (western
portion of the former industrial
building)
10/6/2011 Arcadis
RCRA Facilities Investigation 7/9/2012 Arcadis
2014 Groundwater Monitoring
Report 12/19/2014 Arcadis
LNAPL Investigation 1/29/2015 Arcadis
4.9.1: Summary of Previous Environmental Reports
The subject property was used for disposal of non-
salvageable wastes related to engine assembly, car
assembly, foundry, painting, stamping, engine
machining, metal plating, and wastewater treatment, as
well as direct disposal of incinerated materials from the
1920s until the 1970s. The property was occupied by
General Motors chassis parts and machining plant and
engine plant from the 1960s until vacated in 2008.
PM Environmental, Inc.
Page 8
Phase! ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
Areas of Concern identified in the
previous reports
A former 20,000-gallon gasoline UST was located
northwest of the former industrial building; a former
1,000-gallon gasoline AST was located northwest of
the former industrial building; the historical usage of the
property to dispose of industrial wastes; a former oil
storage area located in the western portion of the
former industrial building; a former paint booth located
in the western portion of the former industrial building;
sump area in the basement of the western portion of
the former industrial building which contained a sludge
tank, pumping system, floor sumps, and process pits;
and sump area in the basement of the eastern portion
of the former industrial building which contained sumps
and process pits.
Is soil contamination present above an
applicable regulatory level?
Yes; various volatile organic compounds (VOCs) and
metals were identified above MDEQ Part 201 and/or
Part 213 Drinking Water Protection (DWP) and/or
Groundwater Surface Water Interface Protection
(GSIP). Lead was detected above Industrial Direct
Contact. Additionally, 2,3,7,8-tetrachlorodibenzo-p-
dioxin was reportedly above EPA Toxicity Equivalent
Factor in the southern ortion of the propert .
Is soil contamination delineated in all
directions? Yes
Is groundwater contamination present
above an applicable regulatory level?
Yes; various polynuclear aromatic compounds (PNAs),
polychlorinated biphenyl (PCBs), VOCs, and metals
were detected above MDEQ Part 201 Drinking Water
(DVV) and/or Groundwater Surface Water Interface
(GSI) Generic Cleanup Criteria (GCC). Additionally,
Light Non-Aqueous Phase Liquid (LNAPL) was
identified in the central to western portion of the former
industrial building.
Is groundwater contamination
delineated in all directions? Yes
Si• nificant deficiencies identified? No
Additional information:
The property is a Leaking Underground Storage Tank
(LUST) site with one release reported in 1985 when
gasoline was discovered in the sewer. The gasoline
was pumped out of the sewer and the UST and
associated piping was removed. Approximately 1,100
cubic yards of impacted soil and 2,000 gallons of
gasoline were recovered and disposed offsite. A
recovery system was installed which removed
approximately 500 gallons of free product. No
additional free product was identified. According to the
reports reviewed, based on the lack of free product and
the decreasing concentrations of hydrocarbons the
State issued a No Further Action (NFA) letter, the date
the letter was issued was not provided. Subsequent
groundwater sampling documented that benzene,
ethylbenzene, and xylene exceed current MDEQ Part
213 DW and/or GSI Risk Based Screening Levels
RBSLs .
PM Environmental, Inc.
Page 9
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
Based upon review of previous investigation reports monitoring wells and soil borings were
advanced throughout the subject property to assess the historical usage of the site. No potential
vapor intrusion was identified. However, a ground penetrating radar (GPR) survey was not
performed in the area of historical disposal. The majority of the historical disposal operations
occurred in the current foundation footprint and the eastern parking lot. The potential exists for
buried materials to be present, which represents a business risk.
The subject property is a closed LUST site that was used for disposal of non-salvageable wastes
related to engine assembly, car assembly, foundry, painting, stamping, engine machining, metal
plating, and wastewater treatment, as well as direct disposal of incinerated materials from the
1920s until the 1970s. The property was occupied by General Motors chassis parts and
machining plant and engine plant from the 1960s until vacated in 2008. Based upon review of the
previous subsurface investigations, soil and groundwater contamination is present which exceeds
the current Part 201 Residential and Nonresidential Generic Cleanup Criteria. Based on these
analytical results, the subject property would be classified as a "facility," as defined by Part 201
of P.A. 451 of the Michigan Natural Resources Environmental Protection Act (NREPA), as
amended. The known contamination on the subject property represents a REC.
4A0: Environmental Liens, Activity and Use Limitations, and Government
Institutional and Engineering Controls
PM was provided an Environmental Easement and Use Restriction Agreement dated July 2011,
which restricts the use of the property to non-residential; prohibits activities that may impact
required remedial actions; cannot alter or remove required permanent markers; no treating,
storing, or disposal of hazardous substances except as allowed by the agreement; prohibits the
installation or use of groundwater wells for consumptive and/or irrigation purposes; acknowledges
redevelopment may require vapor intrusion barriers; and requires proper notification prior to
removal of soils or subsurface work.
5.0 INTERVIEWS
The objective of completing interviews with knowledgeable site contacts is to obtain information
about the uses and physical characteristics of the property. In general, interviewees supported
the information reviewed from other historical sources (i.e. aerial photos, city records, etc.).
Represents Interviewed Name and Title
Length of Time
Associated with
Subject Property
Comments
Current
Property
O wner
No Representative of
Plant 25 LLC Since 2011
Aside from providing
previous site investigations,
the current owner declined
an interview.
Former
Property
Owner
No Not applicable Not applicable
Contact information for the
former owner was not
reasonably ascertainable or
provided by the User
Key Site
Mana ger No Not applicable Not applicable
The property is currently
vacant land; therefore, a Key
Site Manager is not available
PM Environmental, Inc.
Page 10
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
Represents
•
Interviewed Name and Title
Length of Time
Associated with
Subject Property
Comments
Current
Occupant(s) No Not applicable Not applicable
The property is currently
vacant land; therefore, a
Current Occupant is not
available.
Former
Occupant(s) No Not applicable Not applicable
Contact information for the
former occupants was not
reasonably ascertainable or
provided by the User
Other(s) Yes Representatives
from Arcadis Varied
PM interviewed various
employees at Arcadis who
performed the previous site
investigations on the subject
property. The information
provided was similar to that
provided in Section 4.9.
6.0 SUMMARY OF HISTORICAL USE
Standard and other historical sources were able to document that the subject property was used
for disposal of non-salvageable wastes related to engine assembly, car assembly, foundry,
painting, stamping, engine machining, metal plating, and wastewater treatment, as well as direct
disposal of incinerated materials from the 1920s until the 1970s. A small building was located on
the southwestern portion of the subject property from the 1940s until the 1960s. Railroad spurs
were constructed on the northern and western portions during the 1950s and 1960s. An industrial
building was constructed in 1967 with additions in 1971 and 1981 and was demolished in 2011.
The property was occupied by General Motors chassis parts and machining plant and engine
plant from the 1960s until vacated in 2008. The occupant of the small southwest building was a
non-foundry and machine company. The historical operations were assessed during the previous
site investigations. Refer to Section 4.9 for additional information.
7.0 SUBJECT PROPERTY RECONNAISSANCE
Reconnaissance Information
PM Field Personnel: Ms. Lisa Sullivan
Site Reconnaissance Date: October 14, 2015
Escort: None
Limitations: Observations limited by vegetation in the unpaved portions of the
property.
7A: Subject Property Observations
The subject property contains 47.61 acres. The foundation of the former industrial building is
present; however, the basements have been filled in with gravel. Exterior pavement is present
on the eastern portion of the property. The remainder of the property contains groomed grass,
overgrown vegetation and railroad spurs.
The following table summarizes the site observations. Affirmative responses are discussed in
more detail following the table.
PM Environmental, Inc.
Page 11
Phasel ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
Category. Feature Observed
Interior Equipment
Elevators No
Air Compressors No
Incinerators No
Waste Treatment Systems No
Presses/Stamping Equipment No
Press Pits No
Hydraulic Lifts or In-ground hoists No
Paint Booth No
Plating Tanks No
Lathes, Screw Machines, etc. No
Aboveground Chemical or
Other Waste Storage or
Waste Streams
Aboveground Storage Tanks (ASTs) No
Drums, Barrels and/or Containers > 5 gallons No
Chip Hoppers No
Hazardous or Petroleum Waste Streams No
Underground Chemical or
Waste Storage, Drainage or
Collection Systems
Underground Storage Tanks No
Fuel Dispensers No
Sumps or Cisterns No
Dry Wells No
Oil/Water Separators No
Floor Drains, Trench Drains, etc. Yes
Pipeline Markers No
Exterior Observations
Stressed Vegetation No
Stained Soil or Pavement No
Monitoring Wells Yes
Pad or Pole Mounted Transformers and/or Capacitors No
Soil Piles of Unknown Origin No
Exterior Dumpsters with Staining No
Leachate or Other Waste Seeps No
Trash, Debris, and/or Other Waste Materials No
Uncontrolled Dumping or Disposal Areas No
Surface Water Discoloration, Sheen or Free Product No
Strong, Pungent or Noxious Odors No
Storm water retention or detention ponds No
Pits, Ponds, Lagoons No
Floor Drains, Trench Drains, etc.: PM observed floor drains located in the foundation of the
former building. Some of the floor drains were located in former restroorn areas and shipping and
receiving areas. No staining or evidence of poor waste management practices was observed.
The floor drains that were formerly associated with manufacturing operations were assessed
during the previous subsurface investigations. Refer to Section 4.9 for additional information.
Monitoring Wells: PM observed one monitoring well located on the subject property which was
associated with the former site assessment activities discussed in Section 4.9. Review of
available records documents that other monitoring wells were formerly present on the property;
however, they were abandoned and plugged due to the stabilization of contamination and/or the
analytical results being below method detection limits.
PM Environmental, Inc_
Page 12
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
7.1.1: Current Operations
The subject property is currently unoccupied and therefore there are no current business
operations.
8.0 ADJOINING PROPERTIES
The following paragraphs provide information about the adjoining properties obtained during the
site reconnaissance and through review of reasonably ascertainable information.
North Adjoining Property
The north adjoining property is occupied by a railroad easement, followed by residential, truck
storage lot, and/or commercial properties. Review of available records document that the
property has historically been occupied by a railroad easement which spans over 200 feet.
East Adjoining Property
The east adjoining property, identified as 1251 Josyln Avenue, is occupied by General Motors
Plant. Review of historical records documents the property was part of the non-salvageable waste
disposal area from the 1920s until the 1970s. The current building was constructed during the
late 1960s to early 1970s. The building has been occupied by automotive parts manufacturing
since initial construction. This property is identified in the regulatory database. Refer to Section
9.2 for additional information.
South Adjoining Properties, across Columbia Avenue
The south adjoining property, identified as 220-240 East Columbia Avenue, is occupied by
General Motors Plant. Review of historical records documents that the property was initially
developed during the 1920s with the original portion of the General Motors plant located in the
southern portion of the property which was expanded into the central and northern portions during
the 1950s. The northern and central buildings were demolished during the 2000s. This property
has been occupied by automotive parts manufacturing since the 1920s. This site is identified in
the regulatory database. Refer to Section 9.2 for additional information.
The southwest adjoining property, identified as 120 East Columbia Avenue, is occupied by a food
bank. Review of available records documents the property was vacant land until the current
building was constructed during the 1960s. Historical occupants include Standard PT Parts
Company from at least 1962 until at least 1987, and has been a food bank since at least 1992.
Based on the likely retail nature of the parts company, the relative small scale of operations, and
the documented southerly groundwater flow (away from the subject property), PM has not
identified the property as a REC.
The south adjoining property, identified as 175 East Columbia Avenue, is occupied by an electrical
substation. Review of available records documents the property was vacant land until the current
substation was developed during the 1960s. Previous site investigations performed on the
subject property did not identify significant quantities of contamination which would have been
attributed to the substation. Based on this information and the groundwater flow direction towards
the southeast (generally away from the subject property), PM has not identified the property as a
REC.
PM Environmental, Inc.
Page 13
Phase IESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No, 01-6164-0-001; November 3, 2016
The remainder of the south adjoining properties are currently and have historically been
residential.
West Adjoining Properties
The southwest adjoining property, identified as 125 East Columbia Avenue, is occupied by a
vacant warehouse building. Review of historical records documents that the property was
formerly a coal and fuel supply yard from at least 1930 until at least 1952. A dwelling was present
on the property from at least the 1940s until developed with the current warehouse building during
the 1960s. Historical operations include coal and fuel supply from at least 1930 until at least 1952
and various distribution and/or warehouse operations from at least 1962 until vacated between
2008 and 2012. This property is listed in the regulatory database. Refer to Section 9.2 for
additional information.
The remainder of the west adjoining property is currently and has historically been residential.
9.0 REGULATORY RECORDS REVIEW
PM retained EDR to provide current regulatory database information compiled by a variety of
federal and state regulatory agencies. A copy of the complete database is included in Appendix
D. The following information was obtained:
Type Regulatory Agency Database
Approximate
Minimum Search
Distance (AMSD)
Number of
Sites within
AMSD
Federal National Priority List (NPL) Sites 1 mile 0
Federal Delisted National Priority List (DNPL) Sites 'A mile 0
Federal Comprehensive Environmental Response, Compensation,
and Liability Information System (CERCLIS) Sites % mile 0
Federal CERCLIS No Further Remediation Action Planned (NFRAP)
Sites % mile 1
Federal Resource Conservation and Recovery Act (RCRA)
Corrective Action Report•(CORRACTS) Sites 1 mile 5
Federal RCRA non-CORRACTS Treatment, Storage or Disposal
(TSID) Sites 1/2 mile
Federal RCRA Large Quantity Generators (LQG) Sites subject property and
adjoining properties
Federal RCRA Small Quantity Generators (SQG) Sites subject property and
adjoining properties 0
F edera l RCRA Conditionally Exempt Small Quantity Generators
(CESQG) Sites
subject property and
adjoining properties 1
Federal RCRA Non-Generators (NON-GEN) Sites subject property and
adjoining properties 0
Federal Institutional Control / Engineering Control Registries subject property 0
Federal Environmental Response and Notification System (ERNS) subject property 0
State &
Tribal
Hazardous Waste Sites (HWS) (equivalents to NFL and
CERCLIS) 1 mile 0
State &
Tribal Solid Waste Facilities/Landfill Sites (SWLF) % mile 0
PM Environmental, Inc.
Page 14
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
Type Regulatory Agency Database
Approximate
Minimum Search
Distance (AMSD)
HNumberól
Sites within
AMSD
State &
Tribal Leaking Underground Storage Tank (LUST) Sites 1/2 mile 14
State &
Tribal Registered Underground Storage Tank (UST) Sites subject property and
adjoining properties 3
State &
Tribal Institutional Control / Engineering Control Registries subject property 0
State &
Tribal Brownfield Sites 1/2 mile 4
State &
Tribal Baseline Environmental Assessment (BEA) Sites % mile 5
Either Unmappabie Database Listings (a.k.a. Orphan Sites) database-dependent 0
9.1: Subject Property and Occupant Listings
The subject property is located within the GM Metal Fabricating Division which is listed as a
CERC-NFRAP, CORRACTS, RCRA-TSDF, RCRA-CESQG and RCRA-LQQG with violations
reported throughout the 1980s, 1990s, and 2000s and were corrected within the year of issuance,
2020 COR ACTION, former UST site and US Brownfields. The previous site investigations
performed on the subject property in connection to these listings are discussed in Section 4.9.
9.2: Adjoining and Nearby Sites
PM's review of the referenced databases also considered the potential or likelihood of
contamination from adjoining and nearby sites. To evaluate which of the adjoining and nearby
sites identified in the regulatory database report present an environmental risk to the subject
property, PM considered the following criteria:
• The type of database on which the site is identified.
• The topographic position of the identified site relative to the subject property.
• The direction and distance of the identified site from the subject property.
• Local soil conditions in the subject property area.
• The known or inferred groundwater flow direction in the subject property area.
• The status of the respective regulatory agency-required investigation(s) of the identified
site, if any.
• Surface and subsurface obstructions and diversions (e.g., buildings, roads, sewer systems,
utility service lines, rivers, lakes, and ditches) located between the identified site and the
subject property.
Only those sites that are judged to present a potential environmental risk to the subject property
and/or warrant additional clarification are further evaluated. Using the referenced criteria, and
based upon a review of readily available information contained within the regulatory database
report, PM did not identify adjoining (i.e., bordering) or nearby sites (e.g., properties within a 1/4-
mile radius) listed in the regulatory database report that were judged to present a potential
environmental risk to the subject property, with the exception of the following:
GM Metal Fabricating Division, General Motors LLC, KB&T East LLC— This site is includes
the subject property, the north adjoining property, the east adjoining property, and south adjoining
PM Environmental, Inc.
Page 15
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
property. Review of the regulatory database indicates this site is identified as CERC-NFRAP,
CORRACTS, RCRA-TSDF, RCRA-CESQG and RCRA-LQG with violations reported throughout
the 1980s, 1990s, and 2000s and were corrected within the year of issuance, 2020 COR ACTION,
and US Brownfields site. Review of available records documents that the majority of the
contamination is located in the southern portion of the south adjoining property. However,
contamination was identified above MDEQ Part 201 GCC throughout the properties and across
parcel lines. Based on this information, the adjoining General Motors complex has been
identified as a REC.
Columbia Ave - Pontiac— This site is identified as 130 East Columbia Avenue, and is associated
with the railroad located southwest of the subject property. Review of the regulatory database
indicates the property is a closed LUST site with one release reported in 1995 and Tier I LUST
closure granted in 1996 and a former UST site. Review of the regulatory database indicates that
a 12,000-gallon fuel oil UST was removed in 1995. PM attempted to review the MDEQ files for
this property; however, a response was not received within the time constraints of this report.
Based on the distance from the property to the release (across East Columbia Avenue), the
regional southerly groundwater flow direction (away from the subject property), and the removal
of the source, PM has not identified this site as a REC.
Hubert Distributors, Inc. — This site is identified as 125 East Columbia Avenue, and is the west
adjoining property. Review of the regulatory database indicates that this site is a closed LUST
site with two releases reported between 1985 and 1991 and restricted LUST closure granted in
1991 and a former UST site. PM attempted to review the MDEQ files for the property; however,
a response was not received within the time constraints of this report. Review of previous site
investigations performed on the subject property, document that no groundwater contamination
above MDEQ Part 213 RBSLs were identified in the southwestern portion of the property. Based
on this information and the removal of the source, PM has not identified this site as a REC.
10.0 FINDINGS, OPINIONS AND CONCLUSIONS
10.1: De Minimis Condition
A de minimis condition, as defined in the ASTM Standard, is a condition that generally does not
present a threat to human health or the environment and generally would not be the subject of an
enforcement action if brought to the attention of appropriate governmental agencies. Conditions
determined to be de minimis are not RECs or CRECs. No de minirnis conditions were identified
during this assessment.
10.2: Significant Data Gaps
A data gap, as defined in the ASTM Standard, is a lack of or inability to obtain information required
by the ASTM Standard despite good faith efforts by the environmental professional to gather such
information. The environmental professional must then determine whether these gaps are
significant. PM did not identify or encounter any instances of significant data gaps during the
course of this ESA.
10.3: Historical Recognized Environmental Conditions (HRECs)
An HREC, as defined in the ASTM Standard, is a past release of hazardous substances or
petroleum products that has occurred in connection with the subject property and has been
PM Environmental, Inc.
Page 16
Phase 1 ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted
residential use criteria established by a regulatory authority, without subjecting the subject
property to any required controls. PM has not identified any HRECs in association with the subject
property.
10.4: Controlled Recognized Environmental Conditions (CRECs)
A CREC, as defined in the ASTM Standard, is a recognized environmental condition (REC)
resulting from a past release of hazardous substances or petroleum products that has been
addressed to the satisfaction of the applicable regulatory authority with hazardous substances or
petroleum products allowed to remain in place subject to the implementation of required controls.
PM has not identified any CRECs in association with the subject property.
10.5: Recognized Environmental Conditions (RECs)
We have performed a Phase I Environmental Site Assessment in conformance with the scope
and limitations of ASTM Practice E 1527-13 of the Former Plant 25 located at 225 East Columbia
Avenue, Pontiac, Oakland County, Michigan, the property. Any exceptions to, or deletions from,
this practice are described in Section 1.4 of this report. This assessment has revealed no
evidence of recognized environmental conditions connected with the property except the
following:
• The subject property is a closed Leaking Underground Storage Tank (LUST) site that was
used for disposal of non-salvageable wastes related to engine assembly, car assembly,
foundry, painting, stamping, engine machining, metal plating, and wastewater treatment,
as well as direct disposal of incinerated materials from the 1920s until the 1970s. The
property was occupied by General Motors chassis parts and machining plant and engine
plant from the 1960s until vacated in 2008. Based upon review of the previous subsurface
investigations, soil and groundwater contamination is present which exceeds the current
Part 201 Residential and Nonresidential Generic Cleanup Criteria. Based on these
analytical results, the subject property would be classified as a "facility," as defined by Part
201 of P.A. 451 of the Michigan Natural Resources Environmental Protection Act
(NREPA), as amended.
The following adjoining and/or nearby REC has been identified:
• The General Motors Complex site includes the subject property, the north adjoining
property, the east adjoining property, and south adjoining property. Review of the
regulatory database indicates this site is identified as CERC-NFRAP, CORRACTS,
RCRA-TSDF, RCRA-CESQG and RCRA-LQG with violations reported throughout the
1980s, 1990s, and 2000s and were corrected within the year of issuance, 2020 COR
ACTION, and US Brownfields site. Review of available records documents that the
majority of the contamination is located in the southern portion of the south adjoining
property. However, contamination was identified above MDEQ Part 201 GCC throughout
the properties and across parcel lines.
10.6: Recommendations
We have performed a Phase I Environmental Site Assessment in conformance with the scope
and limitations of ASTM Practice E 1527-13 of the Former Plant 25 located at 225 East Columbia
PM Environmental, Inc.
Page 17
Phase I ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
Avenue, Pontiac, Oakland County, Michigan, the property. Any exceptions to, or deletions from,
this practice are described in Section 1.4 of this report. This assessment has revealed no
evidence of recognized environmental conditions connected with the property except as listed in
Section 10.5 of this report.
Parts 201 and 213 of the 1994 Michigan Natural Resources Environmental Protection Act
(NREPA) provide liability protection for off-site migration of contamination to the subject property.
Legal counsel should be consulted regarding issues related to potential off-site migration of
contaminants.
The previous site investigations were adequate to assess the identified RECs. PM recommends
a BEA and Documentation of DDCC Plan be completed within 45 days of purchase of the
property. Additionally, based on the information reviewed, historical subsurface disposal occurred
on the subject property. The majority of the disposal operations appear to have occurred within
the former building footprint and under the eastern parking lot. A GPR survey was not completed;
therefore, the potential exists for buried materials to be present. PM recommends a GPR survey
to be completed to determine whether buried materials are present as part of the DDCC.
11.0 NON-ASTM SCOPE CONSIDERATIONS/BUSINESS ENVIRONMENTAL RISKS
PM has included a discussion of Non-ASTM Scope Considerations based upon industry
standards and lender requirements. A Business Environmental Risk is defined as a risk which
can have a material environmental or environmentally-driven impact on the business associated
with the current or planned use of a parcel of commercial real estate, not necessarily limited to
those environmental issues required to be investigated in this practice.
Non-ASTM Item Observations or Information
Potential Asbestos Containing Building
Materials (ACBM)
No buildings are currently present; therefore, ACBM is not
an issue.
Lead Based Paint No buildings are currently present; therefore, lead based
paint in not an issue.
Visual Mold or Significant Moisture
Damage
No buildings are currently present; therefore, mold and
moisture damage are not an issue.
12.0 SIGNATURE(S) OF ENVIRONMENTAL PROFESSIONAL(S)
We declare that, to the best of our professional knowledge and belief, we meet the definition of
Environmental professional as defined in §312.10 of 40 CFR 312 and we have the specific
qualifications based on education, training, and experience to assess a property of the nature,
history, and setting of the subject property. We have developed and performed the all appropriate
inquires in conformance with the standards and practices set forth in 40 CFR Part 312.
Lisa Sullivan Steven E. Price, CHMM
Senior Project Consultant Principal and Vice President of Due Diligence
PM Environmental, Inc.
Page 18
Phase 1 ESA of the Former Plant 25
Located at 225 East Columbia Avenue, Pontiac, Michigan
PM Project No. 01-6164-0-001; November 3, 2016
13.0 REFERENCES
The following published sources were utilized during completion of this Phase I ESA:
• Standard Practice for Environmental Site Assessments: Phase I Environmental Site
Assessment Process, ASTM, ASTM Designation E 1527-13, Published November 2013.
• R.L. Polk's Directories, obtained from the State of Michigan Library in Lansing,
Michigan. City: Pontiac. Years: 1920-1952.
• Bresser's Cross-Index City Directories, Bresser's in Detroit, Michigan. City: Pontiac. Years:
1957-2014.
• United States Geological Survey Division (U.S.G.S.) 7.5 Minute Topographic Map Pontiac
North, Michigan Quadrangle, 1997.
• Custom Soil Resource Report for Oakland County, Michigan, U.S. Department of
Agriculture, September 2014.
In addition, PM reviewed the following previous site investigations, some of which are available
from public sources.
Name of Report Date of
Report Company that Prepared Report
Preliminary Assessment Report 10/14/1992 Encore
Current Conditions Report 1/31/2001 Encore
Supplemental RCRA Facility
Investigation 11/26/2003 Encore
Due Care Plan 12/19/2005 Encore
LNAPL Mobility Evaluation 2/7/2007 Encore
Procedures for Basement
Demolition — Plant 25 (western
portion of the former industrial
building)
10/6/2011 Arcadis
RCRA Facilities Investigation 7/9/2012 Arcadis
2014 Groundwater Monitoring
Report 12/19/2014 Arcadis
LNAPL Investigation 1/29/2015 Arcadis
PM Environmental, Inc.
Page 19
Environmental
& Engineering
Services
Figures
OAKLAND COUNTY
Environmental
&Eng!nearing
Services
PROJI FORMER PLANT 25
225 EAST COLUMBIA AVENUE
PONTIAC, MI
21118 IS NOT A 113041 summit'
IIIMIFYSEWF
IF NOT 1' ON THIS SHEET, ADJUST SCALES N:C0NONSI.Y.
DON Er6
CS Inb/29/2015
EliK0
LS is 2,000'
FILE NAME: 01-6164-0-001F01R001
SCALE 1:24,000
1 MtLE 1/2 MILE 0 1 MILE
FIGURE 1
PROPERTY VICINITY MAP
USGS, 7.5 MINUTE SERIES
PONTIAC NORTH, MI QUADRANGLE, 1997.
FORMER EXTERIOR STORAGE AREA APPROXIMATE LOCATION OF FORMER 20,000- GALLON GASOLINE UST FORMER BASEMENT AREA FOR PLANT 33 FORMER BASEMENT AREA FOR PLANT 25 LEGEND: 1251 JOSLYN AVENUE GENERAL MOTORS PLANT SLIRJECT PROPERrr APPROXIMATE FORMER/HIS-I-ORION. SITE FEATURES FORMER RAIL ROAR SPUR AREA OF FORMER FILLINGIDISPOSAL RESIDENTIAL • EXISTING MONROPING WELL FLOOR DRAW 0 FORMER RUILDING 125 EAST COLUMBIA AVENUE VACANT WAREHOUSE BUILDING Environmental SErpOneering era& I Services 175 EAST COLUMBIA AVENUE ELECTRICAL SUBSTATION FIGURE 2 GENERALIZED DIAGRAM OF THE SUBJECT PROPERTY AUG AD.10a11NO PROPERTIES PROd: FORMER EXTERIOR STORAGE AREA FORMER PLANT 25 225 EAST COLUMBIA AVENUE PONTIAC, MI RESIDENTIAL 772-P,V,iEL,AL,ST C."7„:1,17,f1P1LAA, "VENUE 1 120 EAST COLUMBIA AVENUE FOOD BANK TEES Is Nor S LEGAL MN BY: ../NIEE11,,AALL Hvytr.TTC(11 CS 7b/29/2015 VIMIFY RCN r iCHICD BYELS scm-1" = 200' NIN 1- DI 11.11 64:17, WYE Nazuwa. FLE 1'rL6164-0-001F02R00
Appendix E
Environmental
& Engineering
Services
Table 1: 225 E Columbia Ave, Pontiac - Eligible Activities Cost Estimates
Item/Activity Total Estimated Cost
Baseline Environmental Assessments
Phase I ESA $ -
BEA/Due Care Compliance $ 2,500
Baseline Environmental Assessments Sub-Total 2,500
Additional Response Activities
Relocation of active monitoring wells (up to 5 wells) $ 7,500
Additional Response Activities Sub-Total 7,500
Demolition
Removal of concrete pavement for new building, new approaches, and water main
installation
$ 75,000
Removal of concrete curb for new turn lane $ 26,000
Removal of railroad tracks under proposed berm $ 75,000
Demolition Sub-Total 175,000
Site Preparation
Soil erosion control, mass grading for the project site, land balancing, backfill 95,000
Site Preparation Sub-Total 95,000
Infrastructure Improvements
Install/extend water/sewer mains (located in the Public Right of Way) 97,500
Infrastructure Improvements Sub-Total 97,500
Preparation of Brownfield Plan
Brownfield Plan 9,000
Brownfield Sub-Total 9,000 .
Project Sub Total 386,500:
10% Contingency (excluding a contingency on Baseline Environmental Assessment
and Brownfield Plan) $ 37,500
TOW tiigt Of Developer Eligible Mill/10s 14 hifig14.4 ,Theokigh'TiF 424000-
Appendix F
Environmental
& Engineering
Services
Tax Increment Financing Estimates Table 2 ENVIRONMENTAL : Risk \A/e11 :Managed 2016 2017 Year 1 2018 Year 2 . 2019 Year 3 2020 Year 4 : . 2021 .Year5 2022 Year 6 Base Taxable Value (pre-development) $ 108,360 $ 108,360 $ 108,360 $ 108,350 $ 108,360 $ 108,360 $ 108,360 Estimated New Taxable Value (estimated increase of 1%/year) $ 590,000 $ 590,000 $ 595,900 $ 601,859 $ 607,878 $ 613,956 Incremental Difference (New Taxable Value minus Existing) $ 481,640 $ 481,640 $ 487,540 $ 493,499 $ 499,518 $ 505,596 Local Taxes County Operating 4.0900 $ 1,970 $ 1,970 $ 1,994 $ 2,018 $ 2,043 $ 2,068 OIS Allocated 0.1999 $ 96 $ 96 $ 97 $ 99 $ 100 $ 101 015 Voted 3.1634 $ 1,524 $ 1,524 $ 1,542 8 1,561 $ 1,580 $ 1,599 OCC Voted 1.5819 $ 762 $ 762 $ 771 $ 781 $ 790 $ 800 City Operating 11.2737 $ 5,430 $ 5,430 $ 5,496 $ 5,564 $ 5,631 $ 5,700 CAP IMP 1.4091 $ 679 $ 679 $ 687 $ 695 $ 704 $ 712 Sanitation 2.8183 $ 1,357 $ 1,357 $ 1,374 $ 1,391 $ 1,408 $ 1,425 library 1.0000 $ 482 $ 482 $ 488 $ 493 $ 500 $ 506 Seniors Services 0.5000 $ 241 $ 241 $ 244 $ 247 $ 250 $ 253 Pont ac Schools 0.0000 $ - $ - $ - $ - $ - $ _ County Parks and Rec 0.2410 $ 115 $ 116 $ 117 $ 119 $ 120 $ 122 HCMA 0.2146 $ 103 $ 103 $ 105 $ 106 $ 107 $ 109 OCPTA 0.9998 $ 482 $ 482 $ 487 $ 493 $ 499 $ 505 Total Local Taxes 27.4917 $ 13,241 $ 13,241 $ 13,403 $ 13,567 $ 13,733 $ 13,900 .Sc.1101. Ta'rcea Soho(); C.%).eratino 15,0000 $ 3,570 5 8 570 9 8.776 $ 8 853 5 8 991 5 0 101 SET 5.0000 3 2,890 $ 2 890 5 2,925 3 290 5 799 5 3,034 Total 6Ch3C1 T2X.S.S 24.0000 ---; 11,532 .-is 11,569 S 11,701 $ 11,644 S 11,983 S 12;134 Local Non-Caoturab]e Taxes NnlESSA. Judornent 0.3424 5 165 5 165 5 157 $ 159 S 171 5 175 Zoo Authc,rty 0.0298 $ 46 6 48 S 43 $ 40 5 50 5 so Art irtslituta 0.1996 $ 96 $ 95 5 97 3 EIS 5 100 3 101 Local Total Non-Capturable Taxes 0.6418 5 302 $ 329 5 313 5 317 S 321 9 324 Local Admin Fees $ 1,500 $ 1,500 $ 1,500 $ 1,500 $ 1,500 $ 1,500 Local Tax Capture after Fees $ 11,741 $ 11,741 $ 11,903 $ 12,067 $ 12,233 $ 12,400 Total Annual Available Tax Capture $ 11,741 $ 11,741 $ 11,903 $ 12,067 $ 12,233 $ 12,400 Total Cumulative Tax Capture 311 11,741 $ 23,482 $ • 35,386 3 47,453 3 59,685 8 72,085 Local-Only Reimbursed Expenses $ 11,741 $ 11,741 $ 11,903 $ 12,067 $ 12,233 $ 12,400 Unreimbursed Expenses 424,000 $ 412,259 $ 400,518 $ 386,614 $ 376,547 $ 364,315 $ 351,915 Tax Ratio Local Tax 53% School Tax 47%
Tax Increment Financing Estimates Table 2 2023 Year 7 108,360 $ 620,096 511,736 2024 Year 8 108,360 626,297 517,937 2025 Year 9 108,360 632,560 524,200 2026 Year 10 108,360 638,885 530,525 2027 Year 11 108,360 645,274 536,914 2028 Year 12 108,360 651,727 $ 543,367 2029 Year 13 108,360 $ 658,244 $ 549,884 2030 Year 14 1013,360 664,827 666,467 2031 Year 15 108,360 $ 671,475 $ 563,115 2032 Year 16 108,360 678,190 569,830 2033 Year 17 108,360 684,972 576,612 2,093 2,118 2,144 2,170 2,196 2,222 2,249 2,276 2,303 2,331 2,358 102 104 105 106 107 109 110 111 113 114 115 1,619 1,638 1,658 1,678 1,698 1,719 1,740 1,760 1,781 1,803 1,824 810 819 829 839 849 860 870 880 891 901 912 5,769 5,839 5,910 5,981 6,053 6,126 6,199 6,273 6,348 6,424 6,501 721 730 739 748 757 765 775 784 793 803 813 1,442 1,460 1,477 1,495 1,513 1,531 1,550 1,568 1,587 1,606 1,625 512 518 524 531 537 543 550 556 563 570 577 256 259 262 265 268 272 275 278 282 285 288 - $ 123 125 126 128 129 131 133 134 136 137 139 110 111 112 114 115 117 118 119 121 122 124 512 518 524 530 537 543 550 556 563 570 576 14,068 14,239 14,411 14,585 14,761 14,938 15,117 15,298 15,481 15,666 15,852 9,211 $ 9,323 $ 9.435 9 9,549 $ 9,654 S 9,781 S 9,598 S 10.016 $ 10.136 $ 10.257 $ 10,379 3.070 $ 3.108 S 3,145 3,'783 $ 3,221 $ 3.260 S 3,299 S 3,339 3,379 5 3.419 5 3,430 12,202 '1:2,430: 12,5'81 5 12,733 $ 12,356 S 13,041 S 13,197 5 13,355 13,515 $ 13,678 S 13,836 175 9 51 :5 102 $ 328 $ 1,500 $ 12,568 $ $ 12,568 $ $ 84,653 $ 177 S 52 S 103 5 332 '3 1,500 $ 12,739 $ 12,739•$ 97,392 $ 179 52 105 9 336 3. 1,500 $ 12,911 $ 12,911 $ :110,304:8 182 5 $ 1051 $ 340 $ 1,500 $ 13,085 $ 13,085 $ 123,389 $ 184 1. 54 5 107 I 345 9 1,600 $ 12,261 $ 13,261 136,649 $ " 186 54 S 103 S 349- 1,500 $ 13,438 $ 13,438 $ 150,087 $ 138 S S 110 5 353 $ 1,500 $ 13,617 $ 13,617 $ 1637051$ 1,500 $ 13,798 $ 13,798 $ 177,503 $ 193 $ 197 56 $ 58 112 5 115 381 $ 370 1,500 $ 1,500 $ 1,500 13,981 $ 14,166 5 14,352 13,981 $ 14,166 $ 14,352 191,484 $ 205,649 $ 220,001 12,568 $ 12,739 $ 12,911 $ 13,085 $ 13,261 $ 13,438 $ 13,617 $ 13,798 $ 13,981 $ 14,166 $ 14,352 339,347 $ 326,608 $ 313,696 $ 300,611 $ 287,351 $ 273,913 $ 260,295 $ 246,497 $ 232,516 $ 218,351 $ 203,999
Tax Increment Financing Estimates Table 2 2034 Year 18 108,360 691,821 583,461 2,386 117 1,846 923 6,578 822 1,644 583 292 141 125 583 16,040 2035 Year 19 108,360 $ 698,740 $ 590,380 2,415 118 1,868 934 6,656 832 1,664 590 295 142 127 590 16,231 2036 Year 20 108,369 $ 705,727 $ 597,367 2,443 119 1,890 945 6,735 842 1,684 597 299 144 128 597 16,423 2037 Year 21 108,360 712,784 604,424 2,472 121 1,912 956 6,814 852 1,703 604 302 146 130 604 16,617 2038 Year 22 108,360 $ 719,912 611,552 2,501 122 1,935 967 6,894 862 1,724 612 306 147 131 611 16,813 2039 Year 23 108,360 727,111 3 618,751 2,531 124 1,957 979 6,976 872 1,744 619 309 149 133 619 17,011 2040 Year 24 108,360 734,382 626,022 2,560 125 1,980 990 7,058 882 1,764 626 313 151 134 626 17,210 2041 Year 25 108,360 741,726 633,366 2,590 127 2,004 1,002 7,140 892 1,785 633 317 153 136 633 17,412 2042 Year 26 108,360 $ 749,143 $ 640,783 2,621 128 2,027 1,014 7,224 903 1,806 641 320 154 138 641 17,616 • 2043 Year 27 108,360 $ 756,635 $ 648,275 2,651 130 2,051 1,026 7,308 913 1,827 648 324 156 139 648 17,822 10.502 $ 12.527 5 10,753 5 10,880 - 11,005 11,138 11.268 11,401 $ 11,534 S 11,669 3.501 $ 3.542 $ 3,534 3,627 3,622 5 3,713 S 3,756 S 3.600 3 3,845 3,890 12,1%01 6 14,189 $ 14,327 5- 14,506 5 14,977 6 14,350 5 15,02=7 5 15,201 $ 15,373: $ 15.552 230 202 6 205. S 207 209 S. 212 $ 214 S 217 $ 219 222 56 59 60 80 61 52 5 52 63 6 54 35 115 .5 113 $ 119 $ 121 $ 122 5 124 125 126 S 128 12:0'- 374 $ 379 $ 332 $ 388 S 392 $ 397 5 402 406 411 $ 418 1,500 $ $ 14,540 $ 14,540 $ $ 234,542 •$ 1,500 $ 14,731 $ • 14,731 $ 249,272 •$ 1,500 $ 14,923 $ 14,923 $ 264,195 $ 1,500 $ 15,117 $ 15,117 $ 279,312 •$ 1,500 $ 15,313 $ 15,313 •$ 294,624 $ 1,500 $ 16,511 $ 15,511 $ 310,135 •$ 1,500 $ 15,710 $ 15,710 $ 325,845 $ 1,500 3 15,912 $ 15,912 $ 341,757 $ 1,500 $ 16,116 3 16,116 $ 357,874 $ 1,500 16,322 16,322 374,196 14,640 $ 14,731 $ 14,923 $ 16,117 $ 15,313 $ 15,511 $ 15,710 $ 15,912 $ 16,116 $ 16,322 189,458 $ 174,728 $ 159,805 $ 144,688 $ 129,376 $ 113,865 $ 98,155 $ 82,243 $ 66,126 $ 49,804
Tax Increment Financing Estimates Table 2 ..-• -. 2044 . -Year 28 2045 . Year 29. -• ,..• - 2046" •• " 'Year 30 -• • 3 108,360 $ 108,360 $ 108,360 $ 764,201 $ 771,843 $ 779,562 3 655,841 $ 663,483 $ 671,202 $ 2,682 $ 2,714 $ 2,745 $ 69,836 $ 131 $ 133 $ 134 $ 3,413 3 2,075 $ 2,099 $ 2,123 $ 54,315 $ 1,037 3 1,050 $ 1,062 $ 27,011 $ 7,394 $ 7,480 $ 7,567 $ 192,498 $ 924 $ 935 $ 946 $ 24,060 $ 1,848 $ 1,870 3 1,892 $ 48,122 $ 656 $ 663 $ 671 3 17,075 $ 328 $ 332 3 336 5 8,537 $ - $ - $ - $ - $ 158 $ 160 $ 162 $ 4,115 $ 141 $ 142 3 144 $ 3,664 3 656 3 663 $ 671 $ 17,072 $ 18,030 $ 18,240 $ 18,452 $ 469,419 $ 11.305 3 11,943 9 12.032 307.349 3.935 3 3,961 $ 4,027 5 102,450 0 95,740 S 16,324 $ 16,109 6 400,793 0 225 5 227 S 270 S 3,546 $ 35 5 56 $ 67 $ 1,704 3 131 $ 132 0 134 5 3,405 S 421 $ 420 6 431 0 10,959 $ 1,500 $ 1,500 $ 1,500 $ 45,000 $ 15,530 $ 16,740 $ 16,952 $ 424,419 $ . 16,530 • -$ - •16,740 .S ..•.• -16,952 $ . 424,419 $ - :390,726 • $ , .. 407,466 • $ • • ••• .424,419 $ 16,530. $ 16,743 $ 16,534 $ 424,000 $ 33,274 $ 16,534 $ .
FISCAL NOTE (MISC. #16043) March 17, 2016
BY: Finance Committee, Tom Middleton, Chairperson
IN RE: ECONOMIC DEVELOPMENT & COMMUNITY AFFAIRS — RESOLUTION APPROVING THE
PROVISIONS OF A BROWNFIELD PLAN FOR THE 225 EAST COLUMBIA - CITY OF PONTIAC
PROJECT
To The Oakland and County Board of Commissioners
Chairperson, Ladies and Gentlemen:
Pursuant to Rule XII-C of this Board, the Finance Committee has reviewed the above referenced
resolution and finds:
1. The resolution adopts a Brownfield Plan relating to the clean-up and redevelopment of property
located at 225 East Columbia in the City of Pontiac to restore the property's environmental and
economic viability.
2. The developer, CDM Leasing LLC and C.P Ventures, LP, has assumed environmentally related
development costs estimated at $424,000 including remediation of environmental impacts,
environmental investigations, due care, administrative controls, and preparation of environmental
reports.
3. The cost of these eligible plan activities will be reimbursed to the developer by the Oakland
County Brownfield Redevelopment Authority (OCBRA) from tax capture based on the incremental
difference on the taxable value of the property.
4. No budget amendment is required as the budget already includes an estimate tax capture offsets.
FINANCE COMMITTEE
FINANCE COMMITTEE VOTE:
Motion carried unanimously on a roll call vote
Resolution #16043 March 17, 2016
Moved by Kochenderfer supported by Jackson the resolutions (with fiscal notes attached) on the Consent
Agenda be adopted (with accompanying reports being accepted).
AYES: Dwyer, Fleming, Gershenson, Gingell, Hoffman, Jackson, Kochenderfer, KowaII, Long,
McGillivray, Middleton, Quarles, Scott, Spisz, Taub, Weipert, Woodward, Bowman,
Crawford. (19)
NAYS: None. (0)
A sufficient majority having voted in favor, the resolutions (with fiscal notes attached) on the Consent
Agenda were adopted (with accompanying reports being accepted.)
,(1941(]
NEREIIIT APRON THIS PESOLUYION
CHIEF DEPUTY COUNTY EXECUTIVE
ACTING PURSUANT TO MCL 45.559A (7)
STATE OF MICHIGAN)
COUNTY OF OAKLAND)
I, Lisa Brown, Clerk of the County of Oakland, do hereby certify that the foregoing resolution is a true and
accurate copy of a resolution adopted by the Oakland County Board of Commissioners on March 17,
2016, with the original record thereof now remaining in my office,
In Testimony Whereof, I have hereunto set my hand and affixed the seal of the County of Oakland at
Pontiac, Michigan this 17th day of March, 2016.
Lisa Brown, Oakland County