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HomeMy WebLinkAboutResolutions - 2018.03.21 - 23360C. mi 7er icha- Sei- , D ! Pr hairperson, Economic Develop Community Affairs Committee MISCELLANEOUS RESOLUTION #18080 March 21, 2018 BY: Commissioner Michael Spisz, Chairperson, Economic Development and Community Affairs Committee IN RE: ECONOMIC DEVELOPMENT AND COMMUNITY AFFAIRS - RESOLUTION APPROVING THE PROVISIONS OF A BROWNFIELD PLAN FOR THE 26700 WIXOM ROAD PROJECT- CITY OF NOVI 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 26700 Wixom Road site in The City of Novi (the "Property") is a hazard, "facility" under state statute and a non-producing parcel; and WHEREAS pursuant to OCBRA by-laws, a local committee has been appointed, participated in discussions regarding the proposed project and reviewed the Brownfield plan, and recommends its approval; and WHEREAS the City of Novi has reviewed the Brownfield plan, and has been provided a reasonable opportunity to express views and recommendations regarding the Brownfield plan in accordance with Sections 13(13) of the Act; and WHEREAS the OCBRA, pursuant to and in accordance with Section 13 of the Act, has approved a resolution (attached) adopting the Brownfield plan, and recommends the adoption of the Brownfield plan by the Oakland County Board of Commissioners to be carried out within the City of Novi relating to the 26700 Wixom Road redevelopment. NOW THEREFORE BE IT RESOLVED that the Oakland County Board of Commissioners does hereby adopt the Brownfield Plan to be carried out within the City of Novi, relating to the 26700 Wixom Road redevelopment. BE IT FURTHER RESOLVED that a public hearing on the adoption of the Brownfield plan approved by the OCBRA for the 26700 Wixom Road redevelopment shall be held on March 21, 2018 at 7:00 PM in the Oakland County Board of Commissioners' Auditorium, 1200 North Telegraph Road, Pontiac, Michigan. Chairperson, on behalf of the Economic Development and Community Affairs Committee, I move the adoption of the foregoing resolution. ECONOMIC DEVELOPMENT AND COMMUNITY AFFAIRS COMMITTEE Motion carried unanimously on a roll call vote with Spisz absent ESTABLISHMENT OF A COMMITTEE FOR 26700 WIXOM ROAD BROWNFIELD SITE JANUARY 18, 2018 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 conunittee 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 Vie -tor Cardenas, Assistant City Manager, City of Novi have been designated to serve on the Local I-lost Committee since January 3, 2018 for the Dunhill Park project. WHEREAS, all parties involved with this project and the specific persons nominated for this committee have meet about this project on January 3, 2018: and, THEREFORE, be it resolved, to approve and ratify the appointment of Dan Hunter, Oakland County BRA along with Victor Cardenas, Assistant City Manager City of Novi to servo on the 26700 Wixom Road project committee, Yeas- Trigger, Wilson, Hunter, Lerminiaux, Williams Nays- Abstain- Webster ---DariBunter Secretary, Oakland County Brownfield Redevelopment Authority Yeas- Lerminiaux, Hunter, Trigger, Williams, Wilson Nays- AbFtain- Webster DanThinter Secretary, Oakland County Brownfield Redevelopment Authority RESOLUTION TO APPROVE A BROWNFIELD REDEVELOPMENT PLAN FOR THE 26700 WIXOM ROAD BROWNFIELD PROJECT JANUARY 18, 2018 WHEREAS, 26700 Wixom Road in the City of Novi has been an environmental hazard, a "facility' under state statute, and a non-produeing parcel for many years; and, WHEREAS, a clean up and redevelopment plan has been established to restore the environmental and economic viability to the 26700 Wixom Road parcel; and, WHEREAS, the local host committee consisting of Victor Cardenas, Assistant City Manager from the City of Novi and Mr. Hunter from the OCBRA have met and have recommended the approval of the Brownfield plan dated January 12, 2018; and, WHEREAS, the BRA Board has reviewed the proposed plan; now, THEREFORE, BE IT RESOLVED, the Brownfield Plan Amendment for the 26700 Wixom Road project is hereby approved by the OCBRA on January 18, 2018; provided that, . The Brownfield plan is also approved by the City of Novi at their meeting on February 26, 2018; and, 2. The local tax capture for the project as reflected in the approved Brownfield plan for the approved eligible activity, in total not to exceed $628,060; and, 3. The Developer and the OCBRA agree upon a mutually acceptable Reimbursement Agreement, and the OCBRA authorizes the Board Chairperson to sign the reimbursement agreement on behalf of the OCBRA. BE IT FURTHER RESOLVED, to recommend the adoption of this plan by the Oakland County Board of Commissioners, and its Economic Development and Community Affairs and Finance Committee. CITY of NOVI CITY COUNCIL Agenda Item 2 February 26,2018 SUBJECT: Approval and adoption of: (A) Resolution of Understanding authorizing the Oakland County Brownfield Redevelopment Authority (OCBRA) to undertake review of a Brownfield Plan proposal for the Villas at Stonebrook Development, 26700 Wixom Road, and to coiled various fees in connection with the proposal; (6) Resolution Concurring in the Provisions of a Brownfield Plan adopted by the OCBRA utilizing tax increment financing for a period of five years ending no later than 2025. SUBMITTING DEPARTMENII City Manager's CITY MANAGER APPROVAL: BACKGROUND INFORMATION: Earlier in the agenda, city Council considered a tentative, request of Putle Homes of Michigan for a Planned Suburban Low-Rise (PSLR) Overlay Development Agreement Application and Concept Plan for the Villas at Stonebrook at 26700 Wixom Road. The site is currently home to the former Profile Steel operation, Pulte Homes plans to redevelop the property with 43 duplex units (86 units in total). The development will be "age-targeted" ranch-style homes, The site requires some environmental clean up, and Fyffe has engaged PM Environmental to prepare a Brownfield Redevelopment Plan, Pulte Homes/PM Environmental went before the Oakland County's Brownfield Redevelopment Authority (OCBRA) on January 18th. The OCBRA approved the Plan unanimously on the condition that the City of Novi is in support, The OCBRA was established by the County Beard of CommisSioners in 2001 to assist in brownfield redevelopment in communities that have not established their own such authorities. The County will not generally proceed without knowing that the municipality in which the property is located is in support of the project. The next step in the County's process is for the Plan to be approved by the Oakland County Board of Commissioners, after notice and ip public hearing es provided by statute, The 13oard 1 however, will not process the Plan until it gets a more formal indication of the City's support, It therefore requires the City to adopt a form of resolution first indicating that the City wants the County to undertake the process and acknowledging that the County will require certain fees for doing So (the Resolution of Understanding) and then indicating that the City Council has read the Brownfield Plan and supports it (the Resolution Concurring in the Provisions of a Brownfield Plan). These are the two resolutions that have been prepared for consideration by the Council and attached for its review, along with the Brownfield Plan, which is also attached, Staff believes that this project merits Consideration. The site in question fits the mOld for Brownfield site given its excellent location and high potential for growth, but has continuously been passed over due to its status as on environmental facility. The preliminary esfirnates to remediate the site, not including administrative fees and revolving fund deposits, is just under $1 million. Taxes associated with the Novi school district will be unaffected. The City of Novi will benefit from the increase in tax base created by development on, to date, an undevelopable site. The City Council last approved a Brownfield Plan back in 2016 for the Dunhill Park at the northwest corner of Beck and 8 Mile roads, Approval of the enclosed resolution is contingent on Pulte Homes receiving approval on their PSLR of a later dote, RECOMMENDED ACTION: Approval and adoption (subject to PSLR Concept Plan and Agreement approval and site plan approval) of (A) Resolution of Understanding authorizing the Oakland County Brownfield Redevelopment Authority (OCBRA) to undertake review of a Brownfield Plan proposal for the Villas at Stonebrook Development, 26700 Wixom Road, and to collect various fees in connection with the proposal (B) Resolution Concurring in the Provisions of a Brownfield Plan adopted by the OCBRA utilizing fax increment financing for a period of five years ending no later than 2025. CITY OF NOVI COUNTY OF OAKLAND, MICHIGAN RESOLUTION OF UNDERSTANDING AUTHORIZING OAKLAND COUNTY BROWNFIELD REDEVELOPMENT AUTHORITY (OCBRA) TO UNDERTAKE BROWNFIELD PLAN REVIEW AND COLLECT FEES THEREFOR. Minutes of a Meeting of the City Council of the City of Novi, County of Oakland, Michigan, held in the City Hall of said City on February 26, 2018, at o'clock P.M. Prevailing Eastern Time. PRESENT;- CouncilfnernberL ABSENT ouncilmembers The following preamble and Resolution were offered byCouncilrneMber and supported by CounCilrnerriber WHEREAS, the City of Novi has been approached by a developer, Pulte Hates, with a request for a Brownfield project in connection with a development known as the Villas at Stonebrook: and WHEREAS. the City would like the project reviewed and processed by the Oakland County Brownfield Redevelopment Authority; and WHEREAS, the Oakland County Brownfield Redevelopment Authority (OCBRA1 was created by Oakland County pursuant to MCL 125.2651 et seq to assist jurisdictions like the City of Novi, which does not have its own Brownfield Authority; and WHEREAS, the COBRA is prepared to assist City of Novi by reviewing the proposed the Villas at Stonobrook project, provided that City of Novi acknowledges certain rights that the OCBRA has to wit: OCBRA intends to collect an administrative fee• of $5,000.00 per year for the length of the Brownfield plan; and OCBRA will capture and collect an amount of $50,000 from the project that will be placed in the OCBRA revolving loan fund for future reniediation projects. WHEREAS, the City of Novi will have the opportunity to provide pubilc.comment on any Brownfield Plan (including the amount of the administrative fee to be collected and the amount that will be captured for the revolving loan fund) before it is finally adopted by the OCBRA and/or the Oakland County Board of Commissioners; NOW BE IT THEREFORE RESOLVED that City of Novi requests that the QCBRA undertake review Of the Villas at Stonebrook Project, IT IS FURTHER RESOLVED THAT City of Novi acknowledges and understands that OCBRA intends to collect certain administrative fees and certain taxes for its revolving loan fund, which Will be specified in detail in cinY Brownfield Plan before it is finally adopted. AYES: • NAYS: RESOLUTION DECLARED ADOPTED, Dawn Spaulding, Acting City Qletk CERTIFICATION I hereby certify that the foregoing is a true and complete copy of a resolution adopted by the City Council of the City of Novi, County of Oakland, and State of Michigan, at a regular Meeting held this 26 day of Fabruaty, 2018, and that public notice of said meeting was given pursuant to and in full compliance with Act No. 267, Public Acts of Michigan, 1276, and that the minutes of said meeting have been kept and made avajlable to the public as required by said Act Dawn Spaulding, Acting City Clerk City of Novi CITY OF NOVI COUNTY OF OAKLAND, MICHIGAN RESOLUTION CONCURRING WITH THE PROVISIONS OF A BROWNFIELD PLAN ADOPTED BY mg OAKLAND COUNTY BROWN FIELD REDEVELOPMENT AUTHORITY FOR THE VILLAS AT SONEBROQK PROJECT Minutes of a Meeting of the City COuricil of the City of Novi, County of Oakland, Michigan, held in the City Hall of said City on February 26, 2018, at o'clock P.M. Prevailing Eastern Time. PRESENT: Councilm embers ABSENT: Councilmeinbers The following preamble and Resolution Were offered by Counclimember and supported by Councilmember 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"), has established d Brownfield Redevelopment Authority and Board (OCBRA) to facilitate the clean-up and redevelopment of Brownfields within Oakland Counfy's communities and WHEREAS, the City of Novi has been informed and believes that the property located at 2000 Wixom Road (the "Property"), in the City of Novi, is an environmental hazard, and a "facility' under state statute; and WHEREAS, a Brownfield clean up and redevelopment plan (the "Plan") has been prepared to restore environmental and economic viability to this parcel, which such Plan the OCBRA has reviewed and albproved; and WHEREAS, pursuant to OCBRA by-laws, a local comnniftee hos been appointed, participated in discus'slons regarding the proposed Plan and project, reviewed the Plan, and recornmends its approval; and WHEREAS, the QCBRA, pursuant to and in accordance with Section 13 of the Act Shall consider recommending that the Oakland County Board of ComMissloners approve the Plan to be carried out within the City of Novi, relating to the redevelopment of the property;• cind WHEREAS, the pity has reviewed the Plan, and has been provided a reasonable •Opportunity to express its views and recommendations regarding the Plan in accordance with Sections 13{13) of the Act NOW BE IT THEREFORE RESOLVED the City of Novi hereby concurs with the provisions of the Plan, including approval of the Plan by the Oakland County Board of Commissioners, and implementation of the Han by the Oakland County Brownfield Redevelopment Authority. IT IS FURTHER RESOLVED the City of Novi acknowledges and understands that OCBRA intends to collect certain administratiVe fees and certain taxes for its revolving loan fund, which will be specified in detail in any Brovvnfield Plan before if is finally adopted, AYES: NAYS: RESOLUTION DECLARED ADOPTED, Dawn Spaulding, Acting City Clerk CERTIFICAVON I hereby certify that the foregoing is a true and complete copy of q resolution adopted by the City Council of the City of Novi, County of Oakland, and State of Michigan, at a regular meeting held this 26 day of February, 2018, and that public notice of said meeting was given pursuant to and in full compliance with Act NO. 267, Public Acts of Michigan, 1976, and that the minutes of said meeting have been kept and made available to the publiC as required by said Act. Dawn SpaOlding, Acting City Clerk City of Novi OAKLAND COUNTY BROWNFIELD REDEVELOPMENT AUTHORITY BROWNFIELD PLAN FOR THE VILLAS AT STONEBROOK DEVELOPMENT LOCATED AT 26700 WIXOM ROAD, NOVI, MICHIGAN January 9, 2018 Approved by BRA: Approved by Board of Commissioners: Prepared on Behalf of: Pulte Homes of Michigan, LLC 100 Bloomfield Hills Parkway, Suite 150 Bloomfield Hills, MI 48304 Contact Person: Mr. Joe Skore Telephone: (248) 330-3069 Email: joe.skore@pultegroup.com Prepared By: PM Environmental, Inc. 4080 West Eleven Mile Road Berkley, Michigan 48072 Contact Person: Jessica DeBone Telephone: (616) 328-5297 Email: debone©pmenv.com Brownfield Plan for The Villas at Stonebrook Development Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0004; January 9, 2018 TABLE OF CONTENTS PROJECT SUMMARY 1 I. INTRODUCTION AND PURPOSE 2 II. GENERAL PROVISIONS 2 A. Description of the Eligible Property (Section 13 (2)(h)) and Project 2 B. Basis of Eligibility (Section 13 (2)(h) and Section 2(o)) 4 C. Summary of Eligible Activities and Description of Costs (Sec. 13 (2)(a-b)) 4 D. Estimate of Captured Taxable Value and Tax Increment Revenues (Sec. 13 (2)(c)) 5 E. Method of Brownfield Plan Financing and Description of Advances by the Municipality (Sec. 13 (2)(d)) 6 F. Maximum Amount of Note or Bonded Indebtedness (Sec. 13 (2)(e)) 6 G. Duration of Brownfield Plan (Sec. 13 (2)(f)) 6 H. Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdictions (Sec. 13 (2)(g)) 6 I. Legal Description, Property Map, Statement of Qualifying Characteristics and Personal Property (Sec. 13 (2)(h)) 7 J. Displacement/Relocation of Individuals on Eligible Property (Sec. 13 (2)0-I)) 8 K. Local Brownfield Revolving Fund ("LBRF") (Sec. 13 (2)(m)) 8 L. Other Material that the Authority or Governing Body Considers Pertinent (Sec. 13 (2)(n)) 8 APPENDICIES Appendix A Appendix B Appendix C Appendix D TABLES Legal Description Property Location Boundary Preliminary Site Plan & Rendering Documentation of Eligibility Table 1: Estimated Costs of Eligible Activities Table 2: Tax Increment Capture Schedule Table of Contents Page i PROJECT SUMMARY Project Overview: Brownfield Plan for The Villas at Stonebrook Development Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0004; January 9, 2018 The Villas at Stonebrook The property consists of one (1) parcel located in Novi, Oakland County, Michigan, 48374 in Township one north (TIN), Range 8 east (R.8E), Section 17. The property is determined to be a "Facility" Baseline Environmental Site Assessment Activities, Due Care Activities, Demolition, and Preparation of a Brownfield Plan and Act 381 Work Plan $934,408 (includes eligible activities and 15% contingency) An estimated 3 years from project completion Approximately $27 million The proposed project entails the demolition of the existing building and site improvements for the construction of an estimated 88 residential homes. The community will be age- restricted catering exclusively to residents that are 55 years or older. The existing drive will include a new boulevard to help slow traffic and improve the aesthetic appeal of the community entrance. A park feature with bike parking will be incorporated as you approach the residences. The project is anticipated to generate approximately 50 construction jobs. Project Name: Project Location: Type of Eligible Property: Eligible Activities: Developer Reimbursable Costs: Years to Complete Developer Reimbursement : Estimated Capital Investment: PM Environmental, Inc. Page 1 Brownfield Plan for The Villas at Stonebrook Development Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0004; January 9, 2018 I. INTRODUCTION AND PURPOSE In order to promote the revitalization of environmentally distressed, historic, functionally obsolete 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 381 of 1996, as amended ("Act 381"). The purpose of this Brownfield Plan (the "Plan") is to promote the redevelopment of arid investment in the eligible "Brownfield" Property within the County and to facilitate financing of eligible activities at the Property. Inclusion of Property within any Plan in the County will facilitate financing of eligible activities at eligible properties and will provide tax incentives to eligible taxpayers willing to invest in the revitalization of eligible sites, commonly referred to as "Brownfields." By facilitating redevelopment of the Property, this Plan is intended to promote economic growth for the benefit of the residents of the County and all taxing units located within and benefited by the Authority. 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. If significant changes are made to the proposed redevelopment and proposed use, the Brownfield Redevelopment Authority and the County Commission as the Governing Body, in accordance with the Act, may amend this Plan. This Plan is intended to be a living document, which may be modified or amended in accordance with and as necessary to achieve the purposes of Act 381. The applicable sections of Act 381 are noted throughout the Plan for reference purposes. This Brownfield Plan contains information required by Section 13(2) of Act 381, as amended. II. GENERAL PROVISIONS A. Description of the Eligible Property (Section '13 (2)(h)) and Project The Eligible Property consists of one (1) legal parcel totaling approximately 25.98 acres, referred to within this plan as the "Property." The parcel is located within the City of Novi, Oakland County, Michigan as outlined below. Parcel ID Number Address City Approx. Acreage Eligibility Current Zoning 1-2 50-22-17-300-013 26700 Wixom Road Novi 25.98 "Facility" Pulte Homes of Michigan, LLC, or any related entity, or such other developer as approved by the Authority, are collectively the project developer ("Developer"). TLC Property, LLC is the current ownership entity, Pulte Homes of Michigan, LLC has the Property under contract and intends to take ownership in early 2019. The Property consists of light industrial land in an area characterized by residential, commercial and public (school, park) uses. The property zoning is anticipated to remain the same 1-2 (General Industrial) with a Planned Suburban Low-Rise (PLSR) overlay PM Environmental, Inc. Page 2 Brownfield Plan for The Villas at Stonebrook Development Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0004; January 9, 2018 The Property is currently developed with a single story 38,949 square foot building located in the central portion of the property with canopies present on the north side of the building and at the southeast corner of the building. A concrete paved parking iot is present west of the building allowing access through a driveway extending from Wixom Road. A gravel drive extends along the southern side of the building toward the eastern portion of the Property, and also extends to the south and onto the south adjoining property. An isolated concrete paved area is present south of the southeastern building canopy. Standard and historical sources document the Property was developed with agricultural fields prior to 1940. The current pond has been present in the southern portion of the Property since 1940 and an apparent low lying area was present to the east in 1940. Between 1963 and 1970, agricultural activities ceased, the low lying area was filled, and the Property was redeveloped with the construction of the current building. The building originally extended slightly farther on the west side than the current layout. This building portion housed a tall chimney stack and was demolished between 1990 and 1997. The entire northern building canopy was constructed in 1987. The original building portion also included only the western portion of the southeastern canopy, and an addition was constructed to the east side of the southeastern canopy in 1988. The building was occupied by Concrete Components from at least 1971 to 1972 (and likely until at least 1978), was vacant in the early to mid-1980s, and has been occupied by various steel fabrication companies since at least 1989. The canopies have generally been used for exterior storage. in at least 1974 and 1990, exterior storage, debris, and/or ground disturbance was present on an unpaved area to the northwest of the building, on paved rows located east and north of the subject building, near a paved area to the south of the southeast canopy, and to the south of the building. An unknown structure (possibly a concrete mixing plant) was also present to the south of the building in 1974. The amount of exterior storage, debris, and ground disturbance diminished in the 1980s and has been limited since 1997. The proposed project entails the demolition of the existing building and site improvements for the construction of an estimated 88 residential single family or duplexed homes. The final site plan variation is pending the review and approval of the City. The community will be a 55+ age- restricted community, providing new housing options for the empty nester and active adult residents. The existing drive will include a new boulevard to help slow traffic and improve the aesthetic appeal of the community entrance. A park feature with bike parking will be incorporated as you approach the residences. A connection to Providence Parkway will be created for emergency access. Cement pedestrian pathways are proposed on Providence Parkway to connect with existing pathways. Pulte has more than 65 years of homebuilding experience with a dedication to quality that strives to exceed homeowner expectations. This project will be no different and will bring an area back to productive use with a more appropriate land use for the surrounding parcels, which include a hospital, park, and school. Remediation and development activities are anticipated to commence in late 2019 with an estimated completion in 2022. The Developer will invest an estimated $27 million in the project and create approximately 50 construction jobs during development activities. A preliminary site plan and rendering is included in Appendix C. The final site plan and design of the site is contingent upon the approval of the City of Novi. PM Environmental, inc. Page 3 Brownfield Plan for The Villas at Stonebrook Development Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0004; January 9, 2018 B. Basis of Eligibility (Section 13 (2)(h) and Section 2(0)) The Property is considered "Eligible Property' as defined by Act 381, Section 2 because: (a) the Property was previously utilized or is currently utilized for a commercial and/or industrial purpose; and (b) the parcel comprising the Property has been determined to be a "facility." The parcel identified as 26700 Wixom Road meets the definition of a "facility" as defined under Part 201, based on concentrations of contaminants identified in soil and groundwater identified during previous site investigations. Results of the most recent investigations are summarized below. On April 3 and 4, 2017, PM Environmental, Inc. (PM) completed subsurface investigation activities at the Property that consisted of the advancement of 24 soil borings, the installation of seven temporary monitoring wells, the installation of one sub-slab soil gas sampling point, and the collection of 19 soil samples, seven (7) groundwater samples, and one (1) sub-slab soil gas sample for laboratory analysis of volatile organic compounds (VOCs), polynuclear aromatic hydrocarbons (PNAs), and/or polychlorinated biphenyls (PCBs), and/or Michigan 10 metals to assess the Recognized Environmental Conditions (RECs) identified in the March 2017 Phase I ESA. Based on the concentrations detected in the soil samples analyzed, additional assessment activities were conducted to assess the vertical and horizontal extent of soil impact identified, consisting of the advancement of 21 soil borings and the collection of 47 soil samples for laboratory analysis of VOCs, PNAs, and/or PCBs. Soil analytical results identified concentrations of trichloroethylene (TCE), 1,2,3,- trimethylbenzene (TMB), and 1,2,4,-TMB and phenanthrene above the MDEQ Part 201 Residential and Nonresidential Drinking Water Protection (DWP) and/or Groundwater Surface Water Interface Protection (GSIP) cleanup criteria and/or MDEQ Residential and/or Nonresidential Recommended Interim Action Screening Levels (RIASLs). Concentrations of PCBs were identified above the Toxic Substance Control Act (TSCA) cleanup standards and the Part 201 Residential and Nonresidential Direct Contact (DC) cleanup criteria. Groundwater analytical results identified concentrations of TCE and 1,2,3-TMB above the Part 201 Residential and Nonresidential DW and/or GSI cleanup criteria and/or MDEQ Residential and Nonresidential RIASLs. Additional documentation and description of the locality of the identified contaminants and the Property's "facility" status is provided in Appendix D. Summary of Eligible Activities and Description of Costs (Sec. 13 (2)(a-b)) Tax Increment Financing revenues will be used to reimburse the costs of "eligible activities" (as defined by Section 2 of Act 381) as permitted under the Brownfield Redevelopment Financing Act that include: Baseline Environmental Site Assessments, Due Care Activities, Demolition and preparation of a Brownfield Plan and Act 381 Work Plan. A complete itemization of these activities and associated expenses is included in Table 1. 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. All activities are intended to be "Eligible Activities" under the Brownfield Redevelopment Financing Act. The Authority is not PM Environmental, Inc. Page 4 Brownfield Plan for The Villas at Stonebrook Development Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0004; January 9, 2018 responsible for any cost of eligible activities listed below and will incur no debt for these activities. 1, Baseline Environmental Site Assessment Activities include Phase I Environmental Site Assessments (ESAs), Phase ll ESAs, Baseline Environmental Assessment (BEA), Documentation of Due Care Compliance (DDCC) and an Asbestos Containing Materials Survey as part of the pre-purchase due diligence conducted on the Property at a total cost of $57,658. 2. Due Care Activities includes contaminated soil and groundwater excavation, transport, disposal and restoration/backfill in the excavation area, and the necessary oversight, sampling, and reporting required, at a total estimated cost of $500,000. 3, Demolition Activities includes the demolition of the existing 38,949 square foot building, site demolition (asphalt, pavement, improvements, etc.) and fill/compaction/rough grading to balance the site where the improvements are located at an estimated cost of $245,000. 4. Preparation and implementation of the Brownfield Plan and Act 381 Work Plan including associated management activities (e.g. meetings with BRA etc.) at a cost of approximately $20,000. 5. A 15% contingency of $111,750 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 and Act 381 Work Plan. The total estimated cost of Eligible Activities subject to reimbursement from tax increment revenues is $822,658 with a potential $111,750 contingency resulting in a total reimbursement to the Developer in a not-to-exceed amount of $934,408. This plan also allots capture for local administrative fees of $5,000 annually as outlined in Table 2. The OCBRA has established a Local Brownfield Revolving Fund (LBRF). Capture for the LBRF is included in this plan following developer reimbursement, currently estimated at $934,408. The funds deposited into the LBRF as part of this Plan will be used in accordance with the requirements of Act 381, as amended. D. Estimate of Captured Taxable Value and Tax Increment Revenues (Sec. 13 (2)(c)) Incremental taxes on real property included in the redevelopment project will be captured under this Plan to reimburse eligible activity expenses. The base taxable value of the Property shall be determined by the use of the 2017 tax year tax values. The base taxable value for the Property is $1,189,320. Tax increment revenue capture is proposed to begin when tax increment is generated by redevelopment of the Property, which is expected to begin in 2022 or when redevelopment is completed whichever occurs first. The estimated taxable value of the completed development is $18,700,000, which is based on a true cash value of $425,000 per home. An annual increase in taxable value of 1% has been used for calculation of future tax increments in this Plan. Table PM Environmental, Inc. Page 5 Brownfield Plan for The Villas at Stonebrook Development Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0004; January 9, 2018 2 details the estimate of captured tax increment revenues for each year of the Plan from the eligible property. Prior to reimbursement of tax increment revenue to the Developer, payment of OCBRA Administrative fees will occur first. E. Method of Brownfield Plan Financing and Description of Advances by the Municipality (Sec. 13 (2)(d)) Eligible activities will be financed by the Developer. The Developer will be reimbursed for eligible costs as described in Section C and outlined in Table 1. Costs for Eligible Activities funded by the Developer 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. The estimated amount of tax increment revenue capture that will be used to reimburse the Developer and OCBRA is $1,888,816. This includes Brownfield Plan preparation, OCBRA Administrative fees and LBRF deposits. No advances will be made by the OCBRA for this project. All reimbursements authorized under this Plan shall be governed by the Reimbursement Agreement. F. Maximum Amount of Note or Bonded Indebtedness (Sec. 13 (2)(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 (2)(f)) In no event shall the duration of the Plan, exceed 35 years following the date of the resolution approving the Plan, 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. The Property 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 (2)(q)) Taxes will continue to be generated to taxing jurisdictions on local and school captured millages at the base taxable value of $1,189,320 throughout the duration of this Plan totaling approximately $141,688. This amount accounts for a reduction in taxes for homesteaded properties, which is anticipated to apply to this project. 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 new tax revenue of approximately $544,816 throughout the duration of this Plan. A summary of the impact to taxing jurisdictions for the life of the Plan is summarized below, outlining the total taxes generated and the taxes that will continue to be captured by taxing jurisdictions. This summary assumes taxes are captured throughout the duration of the Plan as estimated in Table 2. PM Environmental, Inc. Page 6 SET 6.0000 $455,577 Subtotal* 9.7646 $741,421 Total Capturable MIRages 29.7835 $2,261,446 Novi Debt 7.0000 $531,506 2008 Libr Debt Zoo Authority 0.3608 0.0980 $27,395 $7,441 Art Institute 0.1961 $14,890 TA*00:q0nOtAte:iiatiii:p...oi.00000.0 ,icw:014ifC0.1.:::Pjah '110):c00:i0:00#0:teCkiby . tha:PteliOtr:(Indl. base value) $236,239 Rate 3.1113 Miliage Oak ISD Voted Oak ISD Alloc OCCC Novi School Sinking Fund General Streets Police/Fire Parks & Rec Drains Library Cap Imp DC Parks & Rec HCMA DC Operating 0.1966 •.5555 0.4879 4.9206 1.4708 1.4003 0.3780 0.2648 0.7567 0.9856 0.2368 0.2140 4.0400 $14,928 $118,108 $37,046 $373,619 $111,677 $106,324 $28,701 $20,106 $57,456 $74,836 $17,980 $16,249 $306,755 Subtotal 20.0189 $1,520,025 Novi School Operating (All) 2.7951 Novi School Recreation 0.9695 $212,231 $73,614 $14,801 $935 $7,400 $2,321 $23,409 $6,997 $6,662 $1,798 $1,260 $3,600 $4,689 $1,127 $1,018 $19,219 $95,236 $13,297 $4,612 $28,544 $46,453 $141,688 $531,506 $27,395 $7,441 $14,890 Brownfield Plan for The Villas at Stonebrook Development Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0004; January 9, 2018 1 Total Non-Capturable Mil!ages 7.6549 $581,233 Total Millages 37.4384- $2,842,679 $722,921 *For the purposes of the above estimates, school operating taxes are not included as it is estimated that a principal residence exemption will apply. For a complete breakdown of the captured millages and developer reimbursement please see Table 2. I. Legal Description, Property Map, Statement of Qualifying Characteristics and Personal Property (Sec. 13 (2)(h)) The legal description of the Property included in this Plan is attached in Appendix A. Property location maps are included in Appendix B. Documentation of characteristics that qualify the property as "Eligible Property" is provided in Appendix D. PM Environmental, Inc. Page 7 Brownfield Plan for The Villas at Stonebrook Development Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0004; January 9, 2018 J. Displacement/Relocation of Individuals on Eligible Property (Sec. 13 (2)(i-l)) No displacement of residents or families is expected as part of this project. K. Local Brownfield Revolving Fund ("LBRF") (Sec. 13 (21(m)) The OCBRA has established a LBRF. Capture for the LBRF is included in this plan for up to five (5) years, following developer reimbursement, currently estimated at $934,408. The funds deposited into the LBRF as part of this Plan will be used in accordance with the requirements of Act 381, as amended. L. Other Material that the Authority or Governing Body Considers Pertinent (Sec. 13 (2)(n)) The OCBRA and the County Commission as the Governing Body, in accordance with the Act, may amend this Plan in order to fund additional eligible activities associated with the Project described herein. PM Environmental, Inc. Page 8 Appendix A Environmental & Engineering Services Legal Description 26700 Wixom Road, Novi, Oakland County, MI Parcel ID: 50-22-17-300-013 TIN, R8E, SEC 17 PART OF SW 114 BEG AT PT DIST N 01-03-30W 2010.00 FT FROM SW SEC COR, TH N 01-03-30W 117.64 FT, TH N 89-39-40 E 770.00 FT, TH N 01-03-30 W 510.00 FT, TH N 89-39-40 E 1665.34 FT, TH S 00-07-10 W 627.61 FT, TH S 89-39-40W 2422.44 FT TO BEG 25.98 A Appendix B Environmental & Engineering Services Map with Adjoin ings 2 Foot 00514:we 5 Foot ConloWe FESIA Bann Flaps, Flevetions 4410° FEW. Cross Sections 105 0 FEMAF3ee0plarn Q 1000 Cdotailad) - FEMA Fbacipleln C) 055 Yr - reok-Ploodplarn FLOODWAY - FEMA Floe 4550 CAI( I A N DT7 COUNTY MICHIGAN fren,,DeetlErymn116 Eer MAD, intonation sources mentioned above when questions arise. FEMA Float:flair data may L. Brooks Patterson not always be present err the map. Oakland County Executfve Date Created: 1130/2017 NORTH Inch = 400 feel Disclaimer. The infornation provided herewith has been compiled from recorded deeds, plats, tax maps, surveys and other public records. It Is -not a legally recorded map or survey and Is nal intended to be used as one. Users should consult the Oakland County One Stop Shop 2100 Pontiac Lake Road Bldg. 41 West Waterford, MI 45328 Phone: 248-858-0721 Web: www.advantageoakland.com !f% C.1307.00.0 NOSEIONV I,rd .1.,EFT 0m000m calwri Inn arreu. 31ed .1334 1:141 !!!!!!!! OM 21. Yrrx shocuna 1933 ..11..N6 NNE PELIMI 1.1.3 0 VOGT. 1901 3MS IGICI 2,1 sle35 JSI3.1A1 urinanoz .acoe aku. to..e, "a; 11.31 errs 3Nn 'tax '.....oc.m.F.eN 3.32u Nam. ars A maw mu ..e:Mannom SOS IISOICIVI %MVO ONSIMPO IPON '913 0 331.191 1.11PaN %Y. , W.% 1./19211.PLOSK 31.3AMS SV NOIJ4IVS30 wen 7:14 NOLIALM3330 .1.43aa ls311 MAI 011 SPS1 imur: soo.PsA, ...vneawn PosOPM TIEVI 51155 sum, Ln ....t.mny q....pppeu.nyena, .a.u.suous poLoossup Opp., ISS71.11,, SS W." U 3,5q1o1S, SKIM 0,0 NOv.-V9i.11V43 ,1,in oirn I FL OS 0,0 MID te, ,[55 tOT1 Sti'S s Sat ISCL1.1VAKI CNVhIM.k.V.VN1111145d - 1.11Y1.105. MONO. TON& .2 3. AO IsiSisn 9 ame....30 seamy 031,90 191.1 a. a. ea MIMI SI "UMW ...313115 3. *COS .63. SOM1111,6 COTO 1.1.0110931...... MOM 'SS 1.191.45 173,0 itl.nN ,rnd llarnimm ara COOL TrsOLVN 1.1 al .61.1194OOP 11106.1.. 140.1.93110, .LPN 1.9 09990 ea. 9 MONO 14OPINL11. una, 'L ns WM. m Roa.macum now. V ONVICCCOI 4112 139.4,713 1.3 SASS .11E1 ONS10.1 011,1121. PLO V 'OSMOSIS 2 .3 saxel.u.s Ote MPS. 3113-11.3 SS. KM NOM 1.419.11.13.1 TII.9 TO.L.11111330 O.S02-1 030233. md art is. mu ximr Aiarsuma 5.1201 2131i NO 0359 Xre 9193191 VnIn-K4K1 912,S1..11.P.a.P.11 1371al VAIPT,r V 9.01.I. 99. 911P1.5 HOS..S117.15 :1C LOOKIN 30.14341.Ela I PrIel . 11431.1.1P611 13.133S 'SSISVIE 11. acz tunor1.3 rEg NVDIHUIri 'kiNnau ONVI>LVD 94im 0 0 El cmansasm 19,1 J.P9sOst 3.11. .1mbekx "YrR3 1.11).Vellive r.L9R3 erne ;12, 411.2100,19/3 - - 3,PO umaza/uhunnag 1.1.131131,3 IOU .1 aosn ZOOS EOM ..avatrws Wu./ ow.. ik.itorms =um .2191- 710 V. OVG x.elv 'M. 5133in, mum! maxiss Ife1 ...a, 7,17,gat sop. !so ••• ••nn• 'w NNW UP I SOSIP .1 0..1,17 .9.14‘11.6.9.,1n9141.1n0LS p.pswd ..7 V 9PnNe 1791. MOPS. 'stILTsh=lsra=', sl,so •n•n•1 Mims SPA., Sipe S. pm. isms A.Puni TOM 99.141. NUM. Ags '77.17:,:744" "'Oriffiltt NI .9 nO/Cp, ‘2111:4147 '1.ra rs.n4.72 Lva srt dOs --- V1171-447") rpvn..o 77: _...2anncaa..uo , - I , 7ar.3", 118 Appendix C Environmental & Engineering Services 1 — 1 ' ! CLANT PULE HOMES 2 WIXOM ROAD MOLD—FAMILY POLO OVERLAY CONCEPT PLAN LAYOUT PLAN 419 1ATWELL i 1+ za OLA-LEIr 14, I °gM To,IN 01 NoRTH, KAsT CITY OF NOY OAKLAND COLINA NICHICAN 414 cAo 171:02.10.13-1.11P Appendix D Environmental & Engineering Services PHASE II ENVIRONMENTAL SITE ASSESSMENT ENVIRONMENTAL SERVICES BUILDING ARCHITECTURE, ENGINEERING & SCIENCE INDUSTRIAL HYGIENE SERVICES BROVVNFIELDS & ECONOMIC INCENTIVES CONSULTING Know Your Risk. Take Control. Work with the Experts. www.pmenv.corin PM ENVIRONMENTAL Risk Watt Managed iironmontal & :flgifl.eiiflq Services Nationwide 26700 Wixom Road I Novi, Michigan PM Project Number 01-8090-2-0001 Prepared for: Pulte Homes of Michigan, LLC 100 Bloomfield Hills Parkway, Suite 150 Bloomfield Hills, Michigan 48304 Prepared by: PM Environmental, Inc, 4080 West Eleven Mile Road Berkley, Michigan 48072 Corporate Headquarters Lansing, Michigan 3340 Ranger Road, Lansing, MI 48906 f: 877.884.6775 t: 517.321.3331 Michigan Locations Berkley Bay City Grand Rapids Detroit Chesterfield Lansing September 15, 2017 Mr. Joe Skore Puite Homes of Michigan, LLC 100 Bloomfield Hills Parkway, Suite 150 Bloomfield Hills, Michigan 48304 Re: Phase ll Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Environmental, Inc. Project No. 01-8090-2-0001 Dear Mr. Skore: PM Environmental, Inc. (PM) completed a Phase II Environmental Site Assessment (ESA) of the Light Industrial Property located at 26700 Wixom Road, Novi, Oakland County, Michigan (hereafter referred to as the "subject property") in general accordance with ASTM Standard Practice E1903-11 to assess the Recognized Environmental Conditions (RECs) identified in PM's March 1, 2017 Phase I ESA. This Phase II ESA Report summarizes the activities conducted by PM in April, June, and July 2017, the geology encountered, and the sample analytical results. THIS PHASE ll ESA REPORT WAS PERFORMED FOR THE EXCLUSIVE USE OF PULTE HOMES OF MICHIGAN, LLC, WHO MAY RELY ON ITS CONTENTS AND CONCLUSIONS. INTRODUCTION AND BACKGROUND The subject property consists of one 25.98 acre parcel located on the east side of Wixom Road, north of West Eleven Mile Road and south of Grand River Avenue in Novi, Michigan (Figure 1). The subject property is developed with a single story 38,949 square foot building located in the central portion of the property with canopies present on the northern side of the building and at the southeastern corner of the building. A concrete paved parking lot is present west of the building allowing access through a driveway extending from Wixom Road. A gravel drive extends along the southern side of the building toward the eastern portion of the property, and also extends to the south and onto the south adjoining property. An isolated concrete paved area is present south of the southeastern building canopy. Lastly, a mounded soil pile is present in the area of the septic field, which is located northeast of the subject building. A water well is located on the north side of the building to the west of the septic field. Lastly, a pond is present in the southwestern portion of property (Figure 2). Standard and historical sources document the subject property was developed with agricultural fields prior to 1940. The current pond has been present in the southwestern portion of the property since 1940 and an apparent low lying area was present to the east of the pond in 1940. Between 1963 and 1970, agricultural activities ceased, the low lying area was filled, and the property was redeveloped with the construction of the current subject building. The western portion of the original building housed a tall chimney stack and was demolished between 1990 and 1997. The entire northern building canopy was constructed in 1987. The original building portion also included only the western portion of the southeastern canopy, and an addition was constructed to the east side of the southeastern canopy in 1988. The building was occupied by Concrete Components from at least 1971 to 1976 and Corvo Iron in at least 1981, was vacant in the mid- ENVIRONMENTAL & ENGINEERING SERVICES NATIONWIDE 1 WWW.PMENV.COM I 1.800.313.2966 Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 1980s, and has been occupied by various steel fabrication companies since at least 1989, some of whose operations included painting activities. The canopies have generally been used for covered exterior storage. In at least 1974 and 1990, exterior storage, debris, and/or ground disturbance was present on an unpaved area to the northwest of the building, on paved rows located east and north of the subject building, near a paved area to the south of the southeast canopy, and to the south of the building. An unknown structure (possibly a concrete mixing plant) was also present to the south of the building in 1974. The amount of exterior storage, debris, and ground disturbance diminished in the 1980s and has been limited since 1997. PM completed a Phase I ESA for the subject property dated March 1, 2017, which identified the following onsite RECs: • Previous subsurface investigations have been completed to assess the long term light industrial operations since 1970, and associated exterior storage activities and septic system, which detected soil and groundwater concentrations exceeding 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; and a Baseline Environmental Assessment (BEA) was prepared for the current owner. • Addition ally, review of the 1994 Phase I ESA identified a concentration of polychlorinated biphenyls (PCBs) above the former Type B cleanup standards near paint stained surface soils located in the eastern portion of the subject property. However, the report did not include the specific concentration of PCBs detected and the potential exists for additional concentrations of PCBs to be present. • During previous site investigation activities completed between 1994 and 2005, only two soil borings were advanced inside the building and under the southeastern canopy, which is insufficient to assess the long term light industrial operations and/or exterior storage activities since 1970. The potential exists for additional subsurface contamination to be present in these areas associated with the long term industrial operations. No adjoining and/or nearby RECs were identified. PREVIOUS SITE INVESTIGATIONS PM reviewed the following previous environmental reports for the subject property. The figures and tables from the previous environmental reports are included in Appendix A. Relevant portions of the reports are included in Appendix C of PM's March 2017 Phase I ESA. Name of Report Date of Report Company that Prepared Report Draft Phase I ESA, Limited Suspect Asbestos-Containing Materials, and Preliminary Subsurface Investigation 1/14/1994 Clayton Environmental Consultants, Inc. Subsurface Investigation 2/16/1994 Clayton Environmental Consultants, Inc. PM Environmental, Inc. Page 2 Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 Name of Report Date of Report Company that Prepared Report Additional Soil Sampling Analysis Results 814/1994 CTI and Associates, Inc. (CTI) Remedial Excavation 4/12/1995 CTI , Phase I ESA 2/10/1998 The Traverse Group Environmental Audit 2/16/1998 The Traverse Group Phase I ESA 7/5/2005 The Dragun Corporation Phase II ESA 7/5/2005 The Dragun Corporation Draft Progress Report 8/1/2013 McDowell & Associates Phase I ESA 9/18/2014 Applied Ecosystems, Inc. BEA 9/18/2014 Applied Ecosystems, Inc. Due Care Plan (DCP) 9/18/2014 Applied Ecosystems, Inc. 1994 Draft Phase I ESA, Limited Suspect Asbestos-Containing Materials, and Preliminary Subsurface Investigation This report was completed for the subject property and the northeast adjoining vacant property. The following RECs were identified associated with the subject property; • The presence of potentially hazardous materials (e.g. solvents, waste oil, lubricants, paints, unlabeled and unidentifiable drums and buckets, sandblasting material, empty 55-gallon drums, a stake truck) and nonhazardous general refuse (e.g., vehicle frames, truck trailers, wood, scrap metal) inside the building and in the eastern exterior portion of the property; • The presence of heavy potential oil-based staining throughout the production area; • Large areas of potential oil-based staining on the concrete floor surrounding two machinery pits (with an average depth of three inches) located in the center of the production area. The pits appeared to contain a black, oil-soaked material; • The presence of one visible and/or odorous evidence of a petroleum-like substance in a rectangular-shaped floor pit (with an average depth of four feet) located east of the machinery pits and two large areas of potential oil-based staining on the concrete floor surrounding the floor pit. The floor pit appeared to contain oil and metal shavings; • The presence of visible and/or odorous evidence of a petroleum-like substance in a round catch basin located in the south central portion of the production area. The catch basin appeared to contain a liquid and sludge material; and • The presence of visible and/or odorous evidence of a petroleum-like substance in a floor drain located on the south side of the production area in the industrial building. No adjoining and/or nearby RECs were identified. PM Environmental, Inc. Page 3 Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No, 01-8090-2-0001; September 16, 2017 On December 21, 1993, Clayton collected an oily liquid sample from the floor pit in the production area; one surficial soil sample in the area of the paint-stained soil and one surface water sample on the eastern portion of the property; one water sample from the production well, one water sample from the catch basin in the production area, and one water sample from the septic tank; and three wipe samples from the stained floor of the production area. The samples were submitted for laboratory analysis of volatile organic compounds (VOCs), polynuclear aromatic hydrocarbons (PNAs), PCBs, and Michigan 10 metals (arsenic, barium, cadmium, chromium, copper, lead, mercury, selenium, silver, and zinc), or some combination thereof. No figures were included and the analytical tables were not legible in the report copy provided for PM's review. Therefore, the analytical data could not be verified and compared to current cleanup criteria. According to the report summary, analytical results reportedly detected concentrations of PCBs detected above the former Michigan Department of Environmental Quality (MDEQ) Type B cleanup criteria and concentrations of metals were detected above the former MDEQ Type A cleanup criteria in a soil sample collected from the paint-stained soil and surface waste sample in the eastern portion of the property, concentrations of acetone and 2-butanone above the former MDEQ Type B cleanup criteria in a water sample collected from the septic tank, and concentrations of various metals detected above the former MDEQ Type B cleanup criteria in the water samples collected from the catch basin, septic tank, and production well. A concentration of lead was also detected in the water sample collected from the catch basin above hazardous waste characterization values. Clayton recommended an additional subsurface investigation be completed to evaluate the vertical and horizontal extent of the PCB impacted soils in the paint stained areas and whether contamination detected in the septic tank had impacted the septic field. Clayton also recommended the floor pit, catch basin, and septic tank be cleaned and the contents be properly characterized and disposed. 1994 Subsurface Investigation The 1994 Subsurface Investigation was completed to assess whether the septic system had adversely affected the soil and groundwater at the subject property. The report indicated three manholes for the septic tanks are located along the north side of the building and the associated 60 by 80 foot septic field is located to the northeast of the building. On January 19, 27, and 28, 1994, Clayton advanced a total of 12 soil borings including: seven soil borings in the area of the septic field (SB-1, SB-2, SB-3, SB-9, SB-10, SB-11, and SB-12), four soil borings around the septic tanks (SB-4 through SB-7), and one soil boring adjacent to the septic tank (SB-8), to a maximum depth of 20.0 feet below ground surface (bgs). Clayton collected 17 soil and five groundwater samples for laboratory analysis of VOCs. No concentrations of VOCs were detected in any of the soil samples collected from the subject property above laboratory method detection limits (MDLs). A concentration of acetone was detected in the groundwater sample collected at SB-3 above laboratory MDLs, but below the most restrictive Part 201 Residential cleanup criteria. No other concentrations of VOCs were detected in any of the groundwater samples collected above laboratory MDLs. Refer to Clayton's Site Map with Soil Boring Locations and Tables 1 and 2 for a summary of the analytical results. PM Environmental, Inc. Page 4 Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 1994 Additional Soil Sampling Analysis Results On May 6, 1994, GTE completed additional investigation to assess the paint-stained soils on the eastern portion of the property. The scope of work consisted of the advancement of two hand augered borings (HA-1 and HA-2) located east and south of concrete pads located in the eastern portion of the subject property. Two soil samples were collected at a depth of 0.0 to 1.0 feet bgs and one surface water sample from the area located south of the concrete pad was collected. The soil samples and water sample were submitted for laboratory analysis of VOCs, PCBs, and total metals (arsenic, barium, cadmium, chromium, copper, lead, mercury, selenium, silver, and zinc). Concentrations of ethylbenzene, toluene, xylenes, and 1,1,2,2-tetrachloroethane were detected in the soil sample collected at HA-1 and a concentration of 1,1,2,2-tetrachloroethane was detected in the soil sample collected at HA-2 above laboratory MDLs, but below the most restrictive Part 201 Residential cleanup criteria. However, the concentrations of 1,1,2,2-tetrachloroethane detected in the soil samples collected at HA-1 and HA-2 were above the current MDEQ Residential and Nonresidential Recommended Interim Action Screening Levels (R1ASLs). No concentrations of PCBs were detected in either of the soil samples collected above laboratory MDLs. A concentration of total chromium was detected in the soil sample collected at HA-2 above Part 201 Residential and Nonresidential Drinking Water Protection (DWP), Groundwater Surface Water Interface Protection (GS1P), and Ambient Air Particulate Soil Inhalation (PSI) cleanup criteria. Concentrations of total chromium and selenium were also detected in the soil sample collected at HA-1 above Part 201 Residential and Nonresidential DWP and/or GS1P cleanup criteria. Concentrations of barium, cadmium, lead, and zinc were detected in the soil samples collected at HA-1 and HA-2 above the Statewide Default Background Levels (SDBLs), but below the most restrictive Part 201 Residential cleanup criteria. The total chromium concentrations were not compared to hexavalent chromium cleanup criteria based on the lack of hexavalent chromium concentrations detected during the 2017 site investigation. No concentrations of VOCs and PCBs were detected in the surface water sample collected at HA-1 above laboratory MDLs. Concentrations of lead and mercury were detected in the surface water sample collected at HA- 1 above the current Part 201 Residential and Nonresidential Drinking Water (DW) and/or Groundwater Surface Water (GS1) cleanup criteria. Refer to CT1's Site Map for sample locations and Tables 1 and 2 for a summary of the analytical results. On July 15, 1994, Clayton completed additional activities to vertically and horizontally delineate the impacted soils located at HA-1 and HA-2. The scope of work consisted of advancing two soil borings in the location of HA-1 and HA-2 and four additional soil borings (SS-1 through SS-10) in each direction of the original boring locations and the collection of 10 soil samples each at a depth of 0.0-1.0 feet bgs for laboratory analysis of VOCs and total metals (arsenic, barium, cadmium, chromium, copper, lead, mercury, selenium, silver, and zinc). PM Environmental, Inc. Page 5 Phase II Environmental Site Assessment of the light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 No concentrations of VOCs were detected in any of the soil samples collected above laboratory MDLs. A concentration of selenium was detected in the soil sample collected at SS-10 above the Part 201 GSIP cleanup criteria. Concentrations of various other metals were also detected in each of the soil samples analyzed above SDBLs, but below the most restrictive Part 201 Residential cleanup criteria. Refer to CTI's Hand Auger Soil Boring Location Map. No analytical tables were available for SS- 1 through SS-10. 1995 Remedial Excavation CT1 submitted eight of the previous soil samples collected (SS-1 through SS-5, SS-7, SS-9, and SS-10) for leachate testing to determine if the total chromium concentrations detected were likely to leach to groundwater. Based on the results, CT1 determined the total chromium concentrations were not likely to leach to groundwater. On February 2, 1995 CTI conducted oversight activities for the excavation of approximately 6.0 cubic yards of soil from the HA-1 and SS-1 through SS-5 locations. The soil was disposed at Woodland Meadows Recycling and Disposal Facility in Wayne, Michigan. No VSR samples were collected. 1998 Phase I ESA This report was completed for the subject property and the following RECs were identified: • Potential soil and/or groundwater impact associated with the observed waste oil tank located on the subject property. Evidence of potential release(s) was observed including minor staining of the concrete surface underneath the waste oil tank and the vacuum unit located along the southern building border underneath the overhang; and • Potential soil and/or groundwater impact associated with the improper disposal of floor cleaning solution and petroleum-like products collected off the shop floor. The floor cleaner waste is emptied into a utility basin that is constructed of concrete approximately 1.0 foot by 1.0 foot and 2.0 to 3.0 inches high. The utility basin has a drain in the bottom that is connected to a septic tank. The septic tank drains to the septic field, located to the northeast of the subject building. No adjoining and/or nearby RECs were identified. 1998 Environmental Audit The following relevant findings were identified during the environmental audit: • Four abandoned drums containing a white unknown substance located on the property, three of which were located south of the building and one was located north of the building adjacent to a pond; • An unlabeled and uncovered 600-gallon used oil collection tank and the lack of secondary containment, characterization data, manifests, and disposal record keeping; PM Environmental, Inc. Page 6 Phase II Environmental Site Assessment of the Light industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 • Disposal of a highly basic pH detergent in a sink that discharges to the septic field; and • Use of a mineral spirits parts washer and lack of waste disposal or manifest record keeping. 2006 Phase I ESA This report was completed for the subject property and the west adjoining property. The following RECs were identified: • Outdoor storage of unidentifiable materials on engineered structures" was identified in the 1978 and 1997 aerial photographs; • The property was used for industrial operations from at least 1970 to present; • Staining was observed at the former location of the historic waste oil tank in an open canopy area on the south side of the building. The current occupant, Profile Steel and Wire, does not conduct any operations in this area; • Staining was observed in the building on the concrete floor and outside the covered canopy area adjacent to the dumpster. A septic system has been present on the property since 1970; • Fill material consisting of broken concrete is present throughout the surface of the eastern portion of the property; and • A monitoring well (MW-1) was observed on the south side of the property (for monitoring of the south adjoining oil and gas production well). No adjoining and/or nearby RECs were identified. 2005 Phase II ESA The 2005 Phase II ESA was completed to assess the RECs identified in the 2005 Phase I ESA. On June 2, 2005, a total of nine soil borings (DSB-1 through DSB-8 and HA-1) were advanced to a maximum depth of 12.0 feet bgs, two temporary monitoring wells (TVV-1 and TW-2) were installed, and nine soil samples and two groundwater samples were collected for laboratory analysis of VOCs, semi-volatile organic compounds (SVOCs), PCBs and/or metals. A groundwater sample was also collected from an existing groundwater monitoring well located in the southern portion of the property (MW-1). No concentrations of VOCs were detected in any of the soil samples collected from the subject property above laboratory MDLs. Concentrations of several SVOCs were reportedly detected in each of the soil samples collected from the subject property above laboratory MDLs, some of which reportedly exceeded the Part 201 DWP and GS1P cleanup criteria. However, the complete analytical data for SVOCs detected in the soil samples collected was not provided. A concentration of PCBs was detected in the soil sample collected at DSB-5 (4.0-5.0 feet bgs) above the Toxic Substance Control Act (TSCA) Residential and Nonresidential cleanup PM Environmental, Inc. Page 7 Phase ll Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 standards. Concentrations of PCBs were also detected in the soil samples collected at DSB-6 (4.0-5.0 feet bgs) and DSB-7 (5.0-6.0 feet bgs) above laboratory MDLs, but below the most restrictive Part 201 Residential cleanup criteria and TSCA Residential cleanup standards. A concentration of arsenic was detected in the soil sample collected at DSB-2 (1.0-2.0 feet bgs) above the Part 201 Residential and Nonresidential DWP, GSIP, and Residential DC cleanup criteria. Concentrations of selenium were detected in several soil samples collected (DSB-1, DSB-3, DSB-6, DSB-7, and DSB-8 at varying depths between 1,0 and 6.0 feet bgs) above the Part 201 GSIP cleanup criteria. The complete analytical data for metals detected in the soil samples collected was not provided. Concentrations of benzene, toluene, xylenes, 1,2,4-TMB, and ethylene dibromide were detected in groundwater samples collected above laboratory MDLs. There is no indication that these concentrations exceeded the most restrictive Part 201 Residential cleanup criteria. However, the complete analytical data for VOCs detected in the groundwater samples collected was not provided. No concentrations of SVOCs were detected in any of the groundwater samples collected from the subject property above laboratory MDLs. Concentrations of chromium and selenium were detected in the groundwater sample collected at TW-1 above Part 201 GSI cleanup criteria. No other concentrations of metals were detected in any of the groundwater samples above the most restrictive Part 201 Residential cleanup criteria. Refer to Dragun's Figure 2 for soil boring locations and Tables 1 through 7 for a summary of the analytical results. 2005 Progress Report On September 9, 2005, McDowell began a Soils Investigation for geotechnical purposes; however, and during the completion of boring 22 and test pit 23, odorous fill soils were encountered. On September 15, 2005, four test pits were completed in each direction of boring 22 (22N, 22E, 225, and 22W), three test pits were completed between boring 22 and the south adjoining property (El, E2, and E3), and two additional test pits were also completed on the south side of the subject building to the west of test pit 23 (23B and 23C). Buried concrete rubble and metal re-rod pieces were encountered within test pits El through E3. Perched groundwater was encountered in test pits 23, 23B, 23C, and 22N. A total of three soil samples and two groundwater samples were collected from the test pits for laboratory analysis of VOCs and SVOCs/PNAs. Concentrations of 1,2,3-TMB and 1,2,4-TMB were detected in the soil sample collected from test pit 23 above laboratory MDLs, but below the most restrictive Part 201 Residential cleanup criteria. No other concentrations of VOCs were detected in any of the soil samples collected above laboratory MDLs. Concentrations of 2-methylnaphthalene and 1,2,3-TMB were detected in the groundwater sample collected from test pit 22W above the Part 201 GSI cleanup criteria. Concentrations of various PM Environmental, Inc. Page 8 Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 other VOCs were detected in each of the groundwater samples collected below the most restrictive Part 201 Residential cleanup criteria. Concentrations of various PNAs were detected in the groundwater sample collected from test pit 22W above the Part 201 GSI cleanup criteria. No concentrations of PNAs were detected in the remaining groundwater sample collected above laboratory MDLs. Refer to McDowell's Test Pit Location Map and Tables 1 through 3 for a summary of the analytical results. 2014 Phase I ESA This report was completed for the subject property and a REC was identified based on the documented soil and groundwater contamination detected in 2005, 2014 BEA and DDCC A BEA and DDCC were completed in 2005 on behalf of TLC Property, LLC and was based on the documented soil and groundwater contamination detected in 2005. The BEA was submitted to the MDEQ (BEA #6479). CURRENT SITE INVESTIGATIONS Prior to the commencement of field activities, MissDig, a utility locating service, was contacted to locate utilities on or adjacent to the subject property. Utilities were marked by the respective utility companies where they entered or were located adjacent to the subject property. PM also cleared all soil boring locations of private utilities prior to installation with ground penetrating radar (GPR). On April 3 and 4, 2017, PM completed subsurface investigation activities at the subject property that consisted of the advancement of 24 soil borings (SB-1 through SB-24) to a maximum depth of 20.0 feet below ground surface (bgs), the installation of seven temporary monitoring wells (SB/TMW-1, SB/TMW-6, SB/TMW-12, SB/TMW-16, SB/TMW-17, SB/TMW-19, and SB/TMW- 21), the installation of one sub-slab soil gas sampling point (SSG-1), and the collection of 19 soil samples, seven groundwater samples, and one sub-slab soil gas sample to assess the RECs identified in the March 2017 Phase I ESA. The soil and groundwater samples were submitted to Merit Laboratories, Inc. (Merit), in East Lansing, Michigan for laboratory analysis of volatile organic compounds (VOCs), polynuclear aromatic compounds (PNAs), polychlorinated biphenyls (PCBs), Michigan 10 metals (arsenic, barium, cadmium, total chromium, copper, lead, mercury, selenium, silver, and zinc), hexavalent chromium, or some combination thereof. The soil gas sample was also submitted to Merit for laboratory analysis of VOCs. Based on the concentrations detected in the soil samples analyzed, additional assessment activities were conducted to assess the vertical and horizontal extent of soil impact identified at SB-6, SB-12, SB-17, SB-19, SB-21, SB-22, and SB-24. On June 19, 2017 and July 7,2017, PM completed a scope of work consisting of the advancement of 21 soil borings (SB-17R, SB-19R, and SB-25 through SB-43) and the collection of 47 soil samples for laboratory analysis of VOCs, PNAs, and/or PCBs. The following table summarizes the Phase II ESA activities including total boring/screen depth, objective of the soil borings/temporary monitoring well/soil gas sample point locations, analysis, PM Environmental, Inc. Page 9 Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 objective, and sample selection justification: Description of Soil Boring/Temporary Monitoring Well/Soil Gas Sample Point Locations Location and . Total Depth .(feet lags) Sample/ Screen Depth [DTWI. (feet bgs) . Analysis Objectives Sample Selection (justification) SB/TMW-1 (15.0) Soil: 2.0-3.0 VOCs, PNAs, Michigan 10 Metals Assess current and historical light industrial operations Soil: A sample was collected from the interval with the highest PID reading (2.7 PPril). GW: Sampled. Groundwater: 7.23-12.23 SB-2 (15.0) Soil: 2.0-3.0 VOCs, PNAs, Michigan 10 Metals Assess current and historical light industrial operations Soil: A sample was collected from the interval with the highest PID reading (10.4 PPrr1). GW: Not encountered. SB-3 (20.0) Soil: 15.0-16.0 VOCs, PNAs, Michigan 10 Metals Assess current and historical light industrial operations Soil: A sample was collected from the interval with the highest PID reading (98.7 PPrn)- GW: Not encountered. SB-4 (15.0) Soil: 5.5-6.5 VOCs PNAs , , Michiga n 10 Metals Assess current and historical light industrial operations Soil: A sample was collected at the sandy clay/clay interface, based on the lack of field evidence of contamination. GW: Not encountered. SB-5 (15.0) Soil: 12.0-13.0 VOCs, PNAs, Michigan 10 Metals Assess current and historical light industrial operations Soil: A sample was collected from the interval with the highest PID reading (10.8 PPrn). GW: Not encountered. SB/TMW-6 (15.0) Soil: 2.0-3.0 VOCs, PNAs, Michigan 10 Metals A ssess curren tand historical light industrial operations Soil: A sample was collected above the saturated zone, based on the lack of field evidence of contamination. GW: Sampled. Groundwater: 0,00-5.00 [3.35] SB/TMW-7 (15.0) . Groundwater: 7 30-12.30 [9.17] NA Assess septic system Soil: Samples not analyzed, based on the lack of field evidence of contamination. GW: Sample not analyzed, based on the lack of field evidence of contamination. SB-8 (15.0) NA NA Assess septic system Soil: Samples not analyzed, based on the lack of field evidence of contamination. GW: Not sampled, PM Environmental, Inc. Page 10 Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 Location and „ Total OpOth Sample! : SCreeri Depth • :,• IDTWI :(feet:t•g§): (feet bOS.):::': Analysis :Objectives ..5alinOle:$01eCtiOn : SB/TMW-9 (15.0) NA NA Assess septic system Soil: Samples not analyzed due to the presence of previous data below criteria. GW: Sample not analyzed due to the presence of previous data below criteria. SB-10 (15.0) Soil: 2.0-3.0 VOC, PNAs, PCBs, Selenium Assess septic system and system leach field Soil: A sample was collected from the interval with the highest PID reading (65.4 PPrn). GW: Not sampled. SB-11 (15.0) Soil: 4.0-5.0 VOCs, PNAs, PCBs, Total Chromium, Hexavalent Chromium, Selenium i Assess septic d system an system leach field Soil: A sample was collected at the clayey sand/sandy clay interface, based on the lack of field evidence of contamination. GW: Not sampled. SB/TMW-12 (15.0) Soil: 3.5-4.5 VOCs, PNAs, PCBs, Chromium, Selenium ' Assess septic system and system leach field Soil: A sample was collected at the'gravelly sand/clay interface, based on the lack of field evidence of contamination. OW: Sampled. Groundwater: 7.30-12.30 [9.80] VOCs, PNAs, Chromium, Selenium SB-13 (10.0) Soil: 1.5-2.5 i Chromum Assess previously identified impact associated with DSB-1 (1.0-2.0 feet bgs) to determine if chromium concentrations are representative of chromium Ill or chromium VI Soil: A sample was collected at the gravelly sand/clayey sand interface, based on the lack of field evidence of contamination. OW: Not sampled. SB-14 (10.0) Soil: 1.0-2.0 VOCs, PNAs, PCBs, Michigan 10 Metals Assess previously identified impact associated with DSB-8)TW-2 (2.7-3.5 feet bgs) Soil: A sample was collected from the interval with the highest PID reading (4.6 PPrn). GW: Not encountered. SB-15 (10.0) Soil: 7.0-8.0 VOCs, PNAs, PCBs, Michigan 10 Metals Assess previously identified impact associated with DSB-7 (5.0-6.0 feet bgs) Soil: A sample was collected from the interval with the highest P1D reading (2.2 PPrn)- GW: Not sampled. PM Environmental, inc. Page 11 Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 Location and Total Depth Sample/ Screen Depth IDTW1 (feet bgs) Groundwater: 2 25-7.25 . [4. 811 Analysis VOCs and PNAs Objectives Assess previously identified odorous soil, groundwater with a sheen, and impact associated with test pit 22W Sample Selection (justification) Soil: Sample not analyzed, based on presence of shallow groundwater. GW: Sampled. SB/TMW-16 (15.0) SB/TMW-17 (15.0) Soil: 3.0-4.0 VOCs and PNAs Assess former storage area previously identified impact associated with test pit 23 Soil: A sample was collected from the interval with the highest PID reading (89.0 ppm). GW: Sampled. Groundwater: 3.76-8.75 [5.931 VOCs and PNAs SB-17R (20.0) Soil: 3.0-4.0 7.0-8.0 19.0-20.0 VOCs and PCBs Replicate and vertically define the soil contamination previously identified at SB-17 Soil: Samples were collected from the interval with the highest PID reading (85.1 ppm) and below for vertical delineation. GW: Not sampled. SB-18 (15.0) Soil: 3.5-4.5 VOCs, PNAs, . PCBs, Arsenic, Cadmium, Chromium, Lead Assess exterior storage area located under the northern canopy Soil: A sample was collected at the gravelly sand/sandy clay interface, based on the lack of field evidence of contamination. GW: Not encountered. SB/TMVV-19 (15.0) Soil: 3.5-4.6 VOCs, PNAs, PCBs, Arsenic, Cadmium, Chromium, Lead Assess exterior storage area located under the northern canopy Soil: A sample was collected at the gravelly sand/clay interface above the saturated zone. GW: Sampled. Groundwater: 8.45-13.45 [10.20] VOCs, PNAs, Arsenic, Cadmium, Chromium, Lead SB-19R (10.0) Soil: 3.5-4.5 6.0-7.0 9.0-10.0 PCBs Replicate and vertically define the soil contamination previously identified - at SB 19 Soil: Samples were collected from the interval with the highest PID reading (2.9 ppm) and below for vertical delineation. OW: Not encountered. SB-20 (10.0) Soil: 0.5-1.5 VOCs, PNAs, PCBs, Arsenic, Cadmium, Chromium, Lead Assess exterior storage located to the north of the northern canopy Soil: A sample was collected at the gravelly sand/sandy clay interface, based on the lack of field evidence of contamination. GW: Not encountered. PM Environmental, Inc. Page 12 Phase 11 Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 1,::ncl :::Jetal Depth,: :Sarnp10/: : SOr;i::. Iv3v7p: th : :(feettigs):: Analysis . : Objectives : :Sarnple:SeleCtion ::(jOstificaVon) : SB/TIVIW-21 (10.0) Groundwater: 4.80-9.80 [6.20] VOCs, PNAs, Chromium, Selenium Assess septic system and leach field/mounded soil pile GW: Sample not analyzed, based on shallow groundwater. GW: Sampled. SB-22 (10.0) Soil: 3.5-4.5 VOCs, PNAs, PCBs, Cadmium, Chromium, Lead, Selenium Assess septic system and leach field/mounded soil pile Soil: A sample was collected at the gravelly sand/clay interface, based on the lack of field evidence of contamination. GW: Not encountered. SB-23 (15.0) Soil: 1.0-2.0 VOCs, PNAs, PCBs, Chromium, Selenium Assess septic system and leach field/mounded soil pile Soil: A sample was collected above the saturated zone, based on the lack of field evidence of contamination. GW: Not sampled. SB-24 (10.0) Soil: 4.5-5.5 VOCs, PNAs, PCBs, Chromium, Selenium Assess septic system and leach field/mounded soil pile Soil: A sample was collected at the gravelly sand/clay interface, based on the lack of field evidence of contamination. GW: Not encountered. SB-25 (20.0) Soil: 3.0-4.0 and 13.0-14.0 VOCs and PCBs Horizontally define the soil contamination previously identified at SB-17 Soil: Samples were collected at the previous sample depth and below for vertical delineation. GW: Not sampled. SB-26 ( 20.0) Soil: 3.0-4.0, 8.0- a .0- 9.0, nd 19 20.0 V OCs and PCBs Horizontally define the soil contamination previously identified at SB-17 Soil: Samples were collected from the interval with the highest P1D reading (8.3 ppm) and below for vertical delineation. GW: Not sampled. SB-27 Soil: 3.0-4.0, 8.0- 9.0 , and 19.0- 20.0 VOCs and PCBs Horizontally define the soil contamination previously identified at SB-17 Soil: Soil: Samples were collected from the interval with e highest PID reading th (14.6 ppm) and below for vertical delineation. GW: Not sampled. S B-28 (10.0) Soil: 3.0-4.0 and 8.5-9.5 PCBs Horizontally define the soil contamination previously identified at SB-19 Soil: Samples were collected from the interval with the highest PID reading (0.4 ppm) and below for vertical delineation. GW: Not encountered. SB-29 (10.0) Soil: 3.5-4.5, 5.5- 6.5, and 8.0- 9.0 PCBs Horizontally define the soil contamination previously identified at 55-19 Soil: Samples were collected at the previous sample depth and below for vertical delineation. GW: Not encountered. PM Environmental, Inc. Page 13 Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 Location and :Total Moth:: : : :SateiPle/ : 8.cre°;'1:1•6•Pth.::: : IDTW1: (feet: bg): Analysis 01:006* soolpie Selection - '::::(RiatifiOtiort) Horizontally define Soil: Samples were collected Soil: the soil at the previous sample depth S-30 3.5-4.5 PCBs contamination and below for vertical (10.0) and previously identified delineation. 7.0-8.0 at SB-19 GW: Not encountered. Horizontally define the soil contamination Soil: Samples were collected Soil: previously identified at the previous sample depth SB-31 3.5-4.5 PCBs associated with the and below for vertical (10.0) and septic system leach delineation. 9.0-10.0 field/mounded soil pile GW: Not encountered. (SB-11, 21, 22, 24) Horizontally define the soil contamination Soil: Samples were collected Soil: previously identified at the previous sample depth SB-32 3.5-4.5 PCBs associated with the and below for vertical (10.0) and septic system leach delineation. 9.0-10.0 field/mounded soil pile GW: Not sampled. (SB-11, 21, 22, 24) Horizontally define the soil contamination Soil: Samples were collected Soil: previously identified at the previous sample depth SB-33 3.0-4.0 PCBs associated with the and below for vertical (10.0) and septic system leach delineation. 9.0-10.0 field/mounded soil pile GW: Not encountered. (SB-11, 21, 22, 24) Horizontally define the soil contamination Soil: Samples were collected SB-34 Soil: 3.0-4.0 PCBs previously identified associated with the at the previous sample depth and below for vertical (10.0) and septic system leach delineation. 9.0-10.0 field/mounded soil pile GW: Not encountered. (SB-11, 21, 22, 24) Horizontally define the soil contamination Soil: Samples were collected Soil: previously identified at the previous sample depth SB-35 3.5-4.5 PCBs associated with the and below for vertical (10.0) and septic system leach delineation. 7.0-8.0 field/mounded soil pile GW: Not sampled. (SB-11, 21, 22, 24) PM Environmental, Inc. Page 14 Phase If Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 Locatigri 0) land :::(feet: Depth : Sathialel.: Screen Depth : :Pe (feet bgs) Ahalysis: Objectives SOniple (10tif §election iqiatiOn) : SB-36 (10.0) Soil: 3.5-4.5 and 9.0-10. 0 PCBs Horizontally define the soil contamination previously identified associated with the septic system leach field/mounded soil pile (SB-11, 21, 22, 24) Soil: Samples were collected at the previous sample depth and below for vertical delineation. GW: Not encountered. SB-37 (10.0) Soil: 3.5-4.5, 5.0- 6.0, and 9.0- 10.0 PCBs Replicate and vertically define the soil contamination previously identified associated with the septic system leach field/mounded soil pile (SB-11, 21, 22, 24) Soil: Samples were collected at the previous sample depth and below for vertical delineation. GW: Not encountered. SB-38 Soil: .- 354.5 and 9.0-10.0 PCBs Replicate and vertically define the soil contamination previously identified associated with the septic system leach field/mounded soil pile (SB-11, 21, 22, 24) Soil: Samples were collected at the previous sample depth and below for vertical delineation. GW: Not encountered. SB-39 . (10.0) Soil: 3.0-4.0 and 7.0-8.0 VOCs and PNAs Horizontally define the soil contamination previously identified at SB-27 Soil: Samples were collected from the interval with the highest PID reading (4.8 ppm) and below for vertical delineation. GW: Not encountered. SB-40 (10.0) S l: oi 3.0-4.0 and 7.0-8.0 VOCs and PNAs Horizontally define the soil contamination previously identified at 55-27 Soil: Samples were collected at the previous sample depth and below for vertical delineation. GW: Not sampled. SB-41 Soil: 3 .0-4.0 and 7.0-8.0 VOCs and PNAs Horizontally define the soil contamination previously identified at SB-26 Soil: Samples were collected at the previous sample depth and below for vertical delineation. GW: Not sampled. SB-42 (10.0) Soil: 2.5-3.5 and 7.0-8.0 VOCs and PNAs Horizontally define the soil contamination previously identified at SB-17 and SB-26 Soil: Samples were collected from the interval with the highest PID reading (174 ppm) and below for vertical delineation. GW: Not encountered. PM Environmental, Inc. Page 15 Location and Total Depth (feet bgs) Sample/ Screen Depth [DTW] (feet bgs) Analysis Objectives Sample Selection (justification) SG-1 Soil Gas: Sampled Soil Gas: Sub-Slab DTVV: Depth to water table ppm: parts per million Assess vapor intrusion pathway PID: photoionization detector VOCs NA: Not Applicable GW: Groundwater Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 SB-43 (10.0) Soil: 1.0-2.0 PCBs Horizontally define the soil contamination previously identified at SB-17 and SB-26 Soil: A sample was collected from the interval with the highest PID reading (8.2 PPm). GW: Not sampled. Quality Assurance/Quality Control and Investigation Techniques The soil borings were advanced to the desired depth using a model 6610 DT Geoprobe ® drill rig or a model 6710 DT Geoprobe® drill rig and/or a hand auger equipped with a stainless steel bucket. Soil sampling was performed for soil classification, verification of subsurface geologic conditions, and for investigating the potential and/or extent of contamination at the subject property. Soil samples were generally collected on a continuous basis using a 5-foot macro-core sampler or hand auger equipped with a stainless steel bucket. During drilling operations, the drilling equipment was cleaned to minimize the possibility of cross contamination. These procedures included cleaning equipment with a phosphate free solution (i.e., Alconoxe) and rinsing with distilled water after each sample collection. Drilling and sampling equipment was also cleaned in this manner prior to initiating field activities. Soil collected from 1- foot sample intervals was screened using a photoionization detector (P1D) to determine if VOCs were present. Soil from specific depths was placed in plastic bags, sealed, and allowed to volatilize. The headspace within each bag was then monitored with the P1D. The PI D is able to detect trace levels of organic compounds in the air space within the plastic bag. The PID utilizes a 10.6 electron volts (eV) lamp. Soil samples for VOC analysis were preserved with methanol, in accordance with United States Environmental Protection Agency (USEPA) method 5035. The soil samples were placed in appropriately labeled containers with Teflon lined lids and/or sanitized glass jars. Temporary monitoring wells were installed at seven soil boring locations (SB/TMW-1 , SB/TMW- 6, SB/TMW-12, SB/TMW-16, SB/TMW-17, SIBTTMW-19, and SB/TMW-21) for groundwater sample collection. At each monitoring well location, new well assembly, consisting of a 5-foot 0.010-inch slot, schedule 40, poly-vinyl chloride (PVC) screen and PVC casing was lowered into the borehole to intersect the water table. After the screen for the well was set to the desired depth, an artificial sand pack or natural sands were allowed to collapse around the well screen. Groundwater samples collected from the temporary monitoring wells were generally collected using low flow sampling methods and protocols using a peristaltic pump equipped with new, chemically inert, 3/8-inch diameter polyethylene and silicon tubing. The groundwater samples were collected with care taken to avoid the potential for cross contamination between the samples and to prevent loss of volatiles to the atmosphere. The groundwater samples for laboratory analyses were transferred directly from the low-flow pump discharge line into appropriately labeled sample containers with Teflon lined lids. Purge water was maintained separate and returned to the wells. PM Environmental, Inc. Page 16 Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 The soil and groundwater samples were placed in an ice packed cooler and transported under chain of custody procedures for laboratory analysis within applicable holding times. The soil gas sampling was completed in general accordance with the guidelines established in the May 2013 MDEQ Guidance Document for the Vapor Intrusion Pathway, which included the quality assurance/quality control (QA/QC) procedures outlined below. Prior to the collection of the soil gas sample, the sampling apparatus was determined to be leak free utilizing an isolation chamber that encompassed tubing and associated connections as well as the sampling point. The chamber was charged with helium prior to purging the sampling point of a maximum of three volumes. A helium detector was then applied to the sampling line to ensure no leaks had occurred. The sample was collected using vacuum canister methods, for laboratory analysis of VOCs. The vacuum canister was regulated with a flow rate of 200 ml/minute, which was pre-set at the laboratory. The soil gas sample was transported under chain of custody procedures for laboratory analysis within applicable holding times. ' Upon completion of the investigation, the soil borings were abandoned by removing the temporary well materials/soil gas materials, placing the soil cuttings back into the borehole, filling the void with bentonite chips, hydrating the chips, resurfacing and returning the area to its pre-drilling condition. GEOLOGY/HYDROGEOLOGY Based on review of soil boring logs, the soil stratigraphy generally consists of gravelly sand to a depth of approximately 2.0 feet bgs; followed by layers of sand, clayey sand, or sandy clay to depths between 6.0 and 11.0 feet bgs, underlain by clay to a depth of 20.0 feet bgs, the maximum depth explored. A sand or gravelly sand seam was encountered between 9.0 and 15.0 feet bgs at SB-7through SB-13, SB-16, SB-17, SB-17R, SB-19, SB-23, SB-32, SB-41, and SB-43. A stone seam was encountered between 5.0 and 5.5 feet bgs at SB-37 and between 1.5 and 2.0 feet bgs at SB-38. Limited and perched groundwater was encountered in 23 of the 43 soil boring locations at depths between 3.35 and 10.20 feet bgs. Additionally, an onsite water well is present on the subject property and is located north of the subject building. According to the water well log, static groundwater was encountered at 40.0 feet bgs. The soil boring/temporary monitoring well logs, which consist of site specific geology, sample/screen depths, and PID readings, are included in Appendix B. ANALYTICAL RESULTS PM compared the current and previous analytical results from site investigation activities with the MDEQ Generic 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. Additionally, the groundwater and soil gas analytical results were compared to the MDEQ Media Specific Volatilization to Indoor Air Interim Action Screening Levels, the MDEQ/Michigan Department of Health and Human Services (MDHHS) Residential and Commercial Action and PM Environmental, inc. Page 17 Phase 11 Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 Trigger Levels, and the EPA Office of Solid Waste and Emergency Response (OSWER) Vapor Intrusion Screening Levels (V1SLs). Appendix C contains the laboratory analytical reports. Summary of 2017 Soil Analytical Results The soil analytical results are summarized on Figure 3 and 6 and in Tables 1 and 4. Concentrations of trichloroethylene (TCE), 1,2,3,-trimethylbenzene (TMB), and ,1,2,4,-TMB, were detected in the soil sample collected at SB-17 (3.0-4.0 feet bgs) and SB-17R (3.0-4.0 feet bgs) above the MDEQ Part 201 Residential and Nonresidential DWP and/or GS1P cleanup criteria. Additionally, these concentrations and a concentration of 1,3,5-TMB detected at SB-17R exceeded the MDEQ Residential and/or Nonresidential RIASLs. Concentrations of TCE were detected in the soil samples collected at SB-27 (3.0-4.0 feet bgs) and SB-39 (3.0-4.0 feet bgs) above the Part 201 DWP cleanup criteria and the MDEQ Residential and Nonresidential RIASLs. Concentrations of various VOCs were detected at SB-17 (3.0-4.0 feet bgs), SB-17R (3.0-4.0 feet bgs), SB-26 (3.0-4.0 feet bgs) and SB-42 (2.5-3.5 feet bgs) above laboratory MDLs, but were below the most restrictive Part 201 Residential cleanup criteria. No other concentrations of VOCs were detected in any of the remaining soil samples collected above laboratory MDLs. A concentration of phenanthrene was detected in the soil sample collected at SB-42 (2.5-3.5 feet bgs) above Part 201 GSIP cleanup criteria. A concentration of 2-methylnaphthalene was also detected in the soil sample collected at SB-42 above laboratory MDLs, but below the most restrictive Part 201 Residential cleanup criteria. No other concentrations of PNAs were detected in any of the soil samples analyzed above laboratory MDLs. Concentrations of PCBs were detected in the soil samples collected at SB-12 (3.5-4.5 feet bgs), SB-17 (3.0-4.0 feet bgs), SB-17R (3.0-4.0 feet bgs), SB-19 (3.5-4.5 feet bgs), SB-21 2.5-3.5 feet bgs), SB-22 3.5-4.5 feet bgs), SB-24 (4.5-5.5 feet bgs), SB-26 (3.0-4.0 feet bgs), SB-27 (3.0-4.0 feet bgs), SB-39 (3.0-4.0 feet bgs), SB-42 (2.5-3.5 feet bgs), and SB-43 (1.0-2.0 feet bgs) above the TSCA Residential and/or Nonresidential cleanup standards. Additionally, the concentrations of PCBs detected in the soil samples collected at SB-12 (3.5-4.5 feet bgs), SB-17 (3.0-4.0 feet bgs), SB-26 (3.0-4.0 feet bgs), SB-27 (3.0-4.0 feet bgs), SB-39 (3.0-4.0 feet bgs), SB-42 (2.5-3.5 feet bgs), and SB-43 (1.0-2.0 feet bgs) exceeded the Part 201 Residential and Nonresidential Direct Contact (DC) cleanup criteria. Concentrations of PCBs were also detected in the soil samples collected at SB-14 (1.0-2.0 feet bgs) and SB-34 (3.0-4.0 feet bgs) above laboratory MDLs, but below the most restrictive Part 201 Residential cleanup criteria and TSCA Residential cleanup standards. No concentrations of PCBs were detected in the remaining soil samples collected above laboratory MDLs Concentrations of selenium were detected in the soil samples collected at SB-1, SB-2, SB-4, SB- 6, SB-14, SB-15, and SB-17 above the Part 201 GSIP cleanup criteria. These soil samples were further analyzed for Synthetic Precipitate Leaching Procedure (SPLP) to determine if the identified selenium concentrations would leach to groundwater. Analytical results from the SPLP analysis did not identify selenium concentrations above laboratory MDLs in the leachate; therefore, the selenium concentrations identified in the shallow soil samples will not leach to the groundwater at concentrations above the most restrictive Part 201 Residential cleanup criteria. Based on total chromium concentrations in SB-12, SB-13, SB-14, SB-19, and SB-22 above SDBLs, these soil samples were analyzed for hexavalent chromium for comparison to appropriate cleanup criteria. No concentrations of hexavalent chromium were detected above laboratory MDLs. Therefore, the total chromium concentrations were compared to trivalent chromium cleanup criteria, which PM Environmental, Inc. Page 18 Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 were not exceeded. Concentrations of various other Michigan 10 Metals were also detected in several of the soil samples collected above laboratory MDLs, but were below the SDBLs and/or the most restrictive Part 201 Residential cleanup criteria. Summary of 2017 Groundwater Analytical Results The groundwater analytical results are summarized on Figure 4 and in Table 2. Concentrations of TCE and 1,2,3-1MB were detected in the groundwater sample collected from SB/TMW-17 above the Part 201 Residential and Nonresidential DW and/or GSI cleanup criteria. Additionally, the concentration of TCE detected at SIBTIMW-17 exceeded the MDEQ Residential and Nonresidential RIASLs. Various other concentrations of VOCs were detected in the groundwater samples collected at SB/TMW-6 and SB/TMW-17 above laboratory MDLs, but were below the most restrictive Part 201 Residential cleanup criteria. No concentrations of VOCs were detected in any of the remaining groundwater samples collected from the subject property above laboratory MDLs. No concentrations of PNAs were detected in any of the groundwater samples collected from the subject property above laboratory MDLs. A concentration of selenium was detected in the groundwater sample collected from SB/TMW-6 above the Part 201 GSI cleanup criteria. Based on the absence of other target analytes in SB/TMW-6, the elevated selenium concentration is likely attributed to sediment in the sample collected from the temporary monitoring well, and not indicative of a release of selenium. No concentrations of any other Michigan 10 Metals were detected in any of the groundwater samples analyzed from the subject property above laboratory MDLs. Summary of 2017 Soil Gas Analytical Results The soil gas analytical results are summarized on Figure 5 and in Table 3. Concentrations of various VOCs were detected in the soil gas sample collected from SG-1 above laboratory MDLs, but were below the MDEQ Media Specific Volatilization to Indoor Air Residential and Nonresidential Interim Action Screening Levels, the MDEQ/MDHHS Residential and Commercial Screening Levels, and the EPA OSWER Residential and Commercial V1SLs. CONCLUSIONS AND RECOMMENDATIONS On April 3 and 4, 2017, PM completed subsurface investigation activities at the subject property that consisted of the advancement of 24 soil borings (SB-1 through SB-24), the installation of seven temporary monitoring wells (SB/TMW-1, SB/TMW-6, SB/TMW-12, SB/TMW-16, SB/TMW- 17, SB/TMW-19, and SBiTMW-21), the installation of one sub-slab soil gas sampling point (SSG- 1), and the collection of 19 soil samples, seven groundwater samples, and one sub-slab soil gas sample to assess the RECs identified in the March 2017 Phase I ESA. The soil and groundwater samples were submitted for laboratory analysis of VOCs, PNAs, PCBs, Michigan 10 metals, and hexavalent chromium, or some combination thereof. The soil gas sample (SSG-1) was submitted for laboratory analysis of VOCs. Based on the concentrations detected in the soil samples analyzed, additional assessment activities were conducted to assess the vertical and horizontal extent of soil impact identified at PM Environmental, Inc. Page 19 Phase li Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 SB-6, SB-12, SR-17, SB-19, SB-21, SB-22, and SB-24. On June 19, 2017 and July 7,2017, PM completed a scope of work consisting of the advancement of 21 soil borings (SB-17R, SB-19R, and SB-25 through SB-43) and the collection of 47 soil samples for laboratory analysis of VOCs, PNAs, and/or PCBs. Concentrations of various VOCs were detected in the soil samples collected at SB-17 (3.0-4.0 feet bgs), SB-17R (3.0-4.0 feet bgs), SB-27 (3.0-4.0 feet bgs), and SB-39 (3.0-4.0 feet bgs) above the Part 201 Residential and Nonresidential DWP and/or GS1P cleanup criteria, and/or Residential and Nonresidential RIASLs. No concentrations of VOCs were detected in any of the remaining soil samples collected above laboratory MDLs and/or the most restrictive Part 201 Residential cleanup criteria/RIASLs. A concentration of phenanthrene was detected in the soil sample collected at SB-42 (2.5-3.5 feet bgs) above Part 201 GS1P cleanup criteria. No other concentrations of PNAs were detected in any of the soil samples analyzed above laboratory MDLs and/or the most restrictive Part 201 Residential cleanup criteria. Concentrations of PCBs were detected in the soil samples collected at SB-12 (3.5-4.5 feet bgs), SB-17 (3.0-4.0 feet bgs), SB-17R (3.0-4.0 feet bgs), SB-19, SB-21, SB-22, SB-24 (, SB-26 (3.0- 4.0 feet bgs), SB-27 (3.0-4.0 feet bgs), SB-39 (3.0-4.0 feet bgs), SB-42 (2.5-3.5 feet bgs), and SB-43 (1.0-2.0 feet bgs) above the Part 201 Residential Direct Contact cleanup criteria and/or TSCA Residential and/or Nonresidential cleanup standards. No concentrations of PCBs were detected in the remaining soil samples collected above the most restrictive Part 201 Residential cleanup criteria and TSCA Residential cleanup standards. Concentrations of various metals were detected in each of the soil samples collected above laboratory MDLs, but below the SDBLs and/or the most restrictive Part 201 Residential cleanup criteria. Concentrations of various VOCs were detected in the groundwater sample collected from SB/TMW-17 above the Part 201 Residential and Nonresidential DW and/or GS1 cleanup criteria and Residential and Nonresidential RIASLs. No concentrations of VOCs were detected in any of the remaining groundwater samples collected from the subject property above laboratory MDLs and/or the most restrictive Part 201 Residential cleanup criteria/RIASLs. No concentrations of PNAs were detected in any of the groundwater samples collected from the subject property above laboratory MDLs. A concentration of selenium was detected in the groundwater sample collected from SB/TMW-6 above the Part 201 GSI cleanup criteria; however, this elevated concentration is attributed to sediment in the sample and is not indicative of site conditions. No concentrations of any other metals were detected in any of the groundwater samples analyzed from the subject property above laboratory MDLs. No concentrations of VOCs were detected in the soil gas sample collected from SG-1 above the MDEQ Media Specific Volatilization to Indoor Air Residential and Nonresidential Interim Action Screening Levels, the MDEQ/MDHHS Residential and Commercial Screening Levels, and the EPA OSWER Residential and Commercial VISLs. PM Environmental, Inc. Page 20 Phase II Environmental Site Assessment of the Light Industrial Property Located at 26700 Wixom Road, Novi, Michigan PM Project No. 01-8090-2-0001; September 15, 2017 Based on these analytical results, concentrations of target analytes were detected in the soil and groundwater samples collected from the subject property above the most restrictive Part 201 Residential cleanup criteria; therefore, the subject property would be considered a "facility," as defined in Section 20101(1)(r) of Part 201, of P.A. 451 of 1994, as amended. The purchaser would be eligible to complete a BEA for liability protection. The RECs associated with the subject property identified in PM's March 2017 Phase I ESA have been adequately assessed. However, the owner of a "facility" has due care obligations to prevent unacceptable exposures. The areas of concern have been delineated horizontally and vertically to below Part 201 cleanup criteria. PM recommends excavation of impacted soil and perched groundwater to below applicable Part 201 Residential cleanup criteria and Residential RIASLs, which will eliminate complete/potentially complete exposure pathways. If you have any questions related to this report, please contact our office at (800) 313-2966. Sincerely, PM Environmental, Inc. REPORT PREPARED BY: REPORT REVIEWED BY: Andrea Galli Jennifer Ritchie, CPG Staff Scientist Regional Site Investigation Manager PM Environmental, Inc. Page 21 Tables Environmental & Engineering Services Table 1: Eligible Activities Cost Estimates Item/Activity Total Request Baseline Environmental Assessments Phase II ESA $ 47,208 BEA and DDCC $ 5,500 Asbestos Survey, Sampling & Reporting Work $ 4,950 Baseline Environmental Assessments Sub-Total 57,658 Due Care Activities Soil and Perched Groundwater Excavation, Transport, Disposal and Restoration $ 400,000 Post Excavation Groundwater Sampling and Monitoring $ 50,000 Oversight, Sampling and Reporting by Environmental Professional $ 50,000 Due Care Activities Sub-Total $ 500,000 Demolition Building Demolition $ 180,000 Site Demolition $ 65,000 Demolition Sub-Total $ 245,000 Preparation and Implementation of Brownfield Plan Brownfield Plan and Implementation $ 20,000 Brownfield Plan and Act 381 Workplan Sub-Total 20,000 iEl gible Activities Sub-Total 822,6 -- 111 750 15 o ri tl ngen 1-_,"; -..- Developer Eligible Reimbursement Total :,.. TIF Capture for Local Brownfield Revolving Fund „ slismismnimav 934,4 934,408 Administrative Fee . $ 20,000 State Brownfield Fund 213,517 Total *15% Contingency excludes preparation of Brownfield Plan/381 Work Plan and Baseline Environmental Assessments School 2 tocalTasea NR 5 Scheel 2 LonelTeses 4 °.E 7: It :177, 62F,q ,4SS22222.1 X.S ., ,1 2 5„,' a 2" - N MAE MAE . . . . . . . . . P,,FA 12.M_PRWOMMAA AR2 222222MMNES 12SS := 2 ),..2i-,7 t: g AAA F1,7,2E,grAnQRR ,1 U,V2 2 r:!. . „ U, ........ 2i9'1300 S 920.002 S ., 001802 s stra s El ltrl SCE S l iKOPE 5 S Saga S t11,01L2 0 ?WPM 5 524E0 0 ESZZOP S L66•505 0 2C1tE19 5 SIX214 S CS011 i $ 5 310l 222 7 900622 5 222,Vg22222/22 72`d",'/21trt/S622SPFn 8 ,-Ls,g ' FS927, ' ., ..i.•.... . • • . .. . .... . .. . . ... . . . . . . .. . . . . ...... ••• .. • . .. • .... • ... NVIRONMENTIIL _ ;OE ',...- g glt .963o4A g- P 'g 1 j t s.. a 7., 1 a 2 . E'g .1' s 3 g' t B 'Annual Local lecremental Taxes Annual School Incremental Taxes Local Admit Fee 3 MITs from SET to State Brovmfele Fund Annual Local Incremental Taxes Minus AdmIn Fee Annual School Incremental Tacos Ellnils State Fund Tote Combined Yearly Captured Taxes CurnuIst ve Camblned Captured Taxes 1 i S. 1, n11 2 . a - 2 nU S ,,. l' ,, 72' tn :',1 DIA ,11-1 7,7t1`2E. ;ft,'' ,A , Table 21 Tax Increment Financing Estimates aRk RAq MAA MAA 3 3 12 12 ommissioner Thomas Middleton7DiStrict #4 Chairperson, Finance Committee FISCAL NOTE (MISC. #18080) March 21, 2018 BY: Commissioner Thomas Middleton, Chairperson, Finance Committee IN RE: ECONOMIC DEVELOPMENT AND COMMUNITY AFFAIRS - RESOLUTION APPROVING THE PROVISIONS OF A BROWNFIELD PLAN FOR THE 26700 WIXOM ROAD PROJECT- CITY OF NOVI To the Oakland 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 authorizes a Brownfield Plan relating to the clean-up and redevelopment of the 26700 Wixom Road site in the City of Novi to restore the parcel's environmental and economic viability. 2. The developers, Pulte Homes of Michigan, LLC have assumed Brownfield related eligible activity development costs estimated at $822,658 with a potential $111,750 contingency resulting in a total reimbursement in a not-to-exceed amount of $934,408. Costs include remediation of environmental impacts, environmental investigations, due care, demolition, site preparation, infrastructure, parking, 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; estimated at $2,102,333 of total tax capture over a four (4) year period ($287,536 estimated for County General Operating and $16,854 estimated for Parks and Recreation). 4. Total tax capture consists of the following: Developer Reimbursement $ 934,408 Local Brownfield Revolving Fund $ 934,408 State Revolving Fund $ 213,517 OCBRA Adrnin Fees $ 20,000 Total Tax Capture $2,102,333 5. No budget amendment is required as the budget already includes estimated tax capture offsets. FINANCE COMMITTEE VOTE: Motion carried unanimously on a roll call vote. Resolution #18080 March 21, 2018 Moved by Fleming supported by Gershenson the resolutions (with fiscal notes attached) on the Consent Agenda be adopted (with accompanying reports being accepted). AYES: Crawford, Dwyer, Fleming, Gershenson, Gingell, Hoffman, Kochenderfer, KowaII, Long, McGillivray, Middleton, Spisz, Taub, Tietz, Weipert, Woodward, Zack, Berman, Bowman. (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). HERESY APPROVE THIS RESOLUTION 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 21, 2018, 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 21 st day of March, 2018. Lisa Brown, Oakland County