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HomeMy WebLinkAboutResolutions - 2018.12.06 - 30892Commi -:ne orP51r7e1 ,!istr Chairperson, Economic Development and Community Affairs Committee MISCELLANEOUS RESOLUTION 08405 December 6, 2018 BY: Commissioner Michael Spisz, Chairperson, Economic uevelopment and Community Affairs Committee IN RE: ECONOMIC DEVELOPMENT AND COMMUNITY AFFAIRS - RESOLUTION APPROVING THE PROVISIONS OF A BROWNFIELD PLAN AMENDMENT FOR THE FORD WIXOM - CITY OF WIXOM P ROJ ECT 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 Ford Wixom site in The City of Wixom (the "Property") is a hazard, "facility" under state statute and a non-producing parcel; and WHEREAS a Brownfield plan was established by Oakland County in November of 2011 via Miscellaneous Resolution #11283 to restore the environmental and economic viability of these parcels; and WHEREAS the new developer for the site, Detroit Wixom, LLC, has requested an amendment to the previously approved Brownfield plan; and WHEREAS a Brownfield clean up and redevelopment plan amendment (the "Plan") has been prepared to restore the environmental and economic viability of this parcel; and WHEREAS pursuant to OCBRA by-laws, a local committee has been appointed, participated in discussions regarding the proposed plan and project, reviewed the plan, and recommends its approval; and WHEREAS the City of Wixom has reviewed the Plan, and has been provided a reasonable opportunity to express views and recommendations regarding the Plan in accordance with Sections 13 (13) of the Act, and has concurred with the provisions of the Plan; and WHEREAS the OCBRA, pursuant to and in accordance with Section 13 of the Act, has approved a resolution (attached) adopting the Plan, and recommends the adoption of the Plan by the Oakland County Board of Commissioners to be carried out within the City of Wixom relating to the Ford Wixom redevelopment in the City of Wixom. NOW THEREFORE BE IT RESOLVED that the Oakland County Board of Commissioners does hereby adopt the Brownfield Redevelopment Plan Amendment to be carried out within the City of Wixom, relating to the Ford Wixom redevelopment. BE IT FURTHER RESOLVED that a public hearing on the adoption of the Brownfield Plan Amendment approved by the Oakland County Brownfield Redevelopment Authority for the Ford Wixom redevelopment in the City of Wixom shall be held on December 6, 2018, at 9:30 AM 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 Berman absent. Yeas- Williams, Wilson, Hunter, Lerminiaux, Trigger, Webster ys- Dan Hunter Secretary, Oakland County Brownfield Redevelopment Authority ESTABLISHMENT OF A COMMITTEE FOR THE FORD WIXOM BROWNFIELD SITE NOVEMBER 7, 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 committee for any such proposed plan to allow for input of the city, village or township involved. The committee shall consist of a minimum of one or more of the Directors of the Board, as well as one elected official, or his/her designee from the affected city, village, or township. The committee so appointed shall make recommendations to the Board, which shall include or address any changes to the Brownfield redevelopment plan sought by the city, village or township, as well as any other significant concerns or issues raised by the city, village or township. WHEREAS, Dan Hunter (Oakland County BRA) and Steve Brown, City Manager of Wixom have been designated to serve on the Local Host Committee since August 28, 2018 for the Ford Wixom Amendment project. WHEREAS, all parties involved with this project and the specific persons nominated for this committee have met about this project on August 28, 2018: and, THEREFORE, be it resolved, to approve and ratify the appointment of Dan Hunter, Oakland County BRA along with Steve Brown, City Manager of Wixom to serve on the Ford Wixom Amendment project committee. Yeas: Wilson, Williams, Hunter, Lerminiaux, Trigger, Webster Na.vs: Dan Hunter RESOLUTION TO APPROVE A BROWNFIELD REDEVELOPMENT PLAN AMENMDMENT FOR THE FORD WIXOM BROWNFIELD SITE NOVEMBER 7, 2018 WHEREAS, the Ford Wixom site has been a long-standing environmental hazard, a "facility' under state statute, and a non-producing parcel for many years; and, WHEREAS, a clean up and redevelopment plan has been established to restore the environmental and economic viability of this parcel; and, WHEREAS, a local committee has been appointed, reviewed the plan and recommends its approval; and, WHEREAS, the BRA Board had previously reviewed and approved the original Brownfield plan on October 12, 2011; and, WHEREAS, The Oakland Board of Commissioners approved the Original Brownfield plan on November 30, 2011; and, THEREFORE, BE IT RESOLVED, the Brownfield Plan update for the Ford Wixom project is approved by the OCBRA on November 7, 2018; provided that, 1. The Brownfield plan is also approved by the City of Wixom. 2. The local tax capture for the project as reflected in the approved Brownfield plan for the approved eligible activity, in total does not exceed $10,161,650. 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 4. The MDEQ approval of the required Act 381 Work Plan not include any work or environmental remediation activities that the MDEQ has determined are the responsibility of Ford or are addressed in the Consent Agreement between the State of Michigan and Detroit Wixom, LLC. 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's Secretary Oakland County Brownfield Redevelopment Authority OAKLAND COUNTY BROWNFIELD REDEVELOPMENT AUTHORITY BROWNFIELD PLAN AMENDMENT #01 FOR WIXOM SITE REDEVELOPMENT October 11, 2018 Approved by BRA: Approved by Board of Commissioners: Prepared on Behalf of: Detroit Wixom, LLC Industrial Commercial Properties, LLC 6675 Parkland Road Solon, Ohio 44139 Contact Person: Mr. Chris Salata Telephone: (303) 810-6465 Email: csalata@icpllc.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 ENVIRONMENTAL Risk WelL Ivianaped Brownfield Plan Amendment #01 for The Ford Wixom Site Redevelopment Located at 29311 S Wixom Road, Wixom, Michigan PM Project Ma 01-9630-0-004; Octoberil, 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)) 5 D. Estimate of Captured Taxable Value and Tax Increment Revenues (Sec. 13 (2)(c)) 6 E. Method of Brownfield Plan Financing and Description of Advances by the Municipality (Sec. 13 (2)(d)) 7 F. Maximum Amount of Note or Bonded Indebtedness (Sec. 13 (2)(e)) 7 G. Duration of Brownfield Plan (Sec. 13 (2)(f)) 7 H. Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdictions (Sec. 13 (2)(g)) 7 I. Legal Description, Property Map, Statement of Qualifying Characteristics and Personal Property (Sec. 13 (2)(h)) 8 J. Displacement/Relocation of Individuals on Eligible Property (Sec. 13 (2)(i-I)) 9 K. Local Brownfield Revolving Fund ("LBRF") (Sec. 13 (2)(m)) 9 L. Other Material that the Authority or Governing Body Considers Pertinent (Sec. 13 (2)(n)) 9 APPENDICIES Appendix A Appendix B Appendix C Appendix D TABLES Table 1: Table 2: Table 3: Legal Description Property Location Boundary Preliminary Site Plan & Rendering Documentation of Eligibility Estimated Costs of Eligible Activities Tax Increment Revenue Estimates Tax Increment Reimbursement Estimates Table of Contents Page i PROJECT SUMMARY Estimated Capital Investment: Project Overview: Brownfield Plan Amendment #01 for The Ford Wixom Site Redevelopment Located at 29311 S Wixom Road, Wixom, Michigan PM Project No. 01-9630-0-0004; October 11, 2018 The Ford Wixom Site Redevelopment The property consists of one (1) parcel located in Wixom, Oakland County, Michigan, 48393 in Township one north (T.1N), Range 8 east (R.8E), Sections 6 and 7. The property is determined to be a "facility," "property" and a "site" under Parts 201 and 213 of PA 451, as amended, Baseline Environmental Site Assessment Activities, Due Care Activities, Demolition, and Preparation of a Brownfield Plan and Act 381 Work Plan $22,883,823 (includes eligible activities and 15% contingency) An estimated 26 years from project completion. However, based on the projected available tax increment revenue, reimbursement of the entirety of eligible activities is not anticipated at this time. Approximately $125,000,000 The proposed project entails removal of all concrete pads, footings, foundations and associated steel, wood and other non-cement materials on site. Concrete and asphalt will be prepared for beneficial reuse to the extent allowed by site conditions. The developer will transform the property to include a variety of manufacturing, distribution, and tech uses. A conceptual site layout for the property estimates a total of approximately six (6) buildings or 1,340,000 square feet with associated parking, sidewalks, drives and utilities. The final layout and uses will be driven by market demand to best suit the Property and ensure reuse as quickly as possible for the community. Job creation estimates based on the square footage and use scenario outlined above may range from 500 up to 1,000. The project will act as a major catalyst in future reinvestment in the Wixom Road corridor and will assist the City in reaching their Vision 2025 goals. PM Environmental, Inc. Page 1 Project Name: Project Location: Type of Eligible Property: Eligible Activities: Maximum Developer Reimbursable Costs: Years to Complete Developer Reimbursement: Brownfield Plan Amendment #01 for The Ford Wixom Site Redevelopment Located at 29311 S Wixom Road, Wixom, Michigan PM Project No. 01-9630-0-0004; October 11, 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"). A Brownfield Plan was approved on November 30, 2011 by the Oakland County Board of Commissioners (OCBC) and encompassed the subject property. The 2011 Brownfield Plan did not propose the capture of tax increment financing (TIF) nor did the initial project come to fruition. This Brownfield Plan Amendment (the "Plan") requests the capture of tax increment revenues associated with the following proposed project from the legal eligible property described herein, The purpose of the Plan is to promote the redevelopment of and investment in the eligible "Brownfield" Property within the County and to facilitate financing of eligible activities at the Property. Inclusion of Brownfield 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 Brownfield 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 182.53 acres located within the City of Wixom, Oakland County, Michigan as outlined below. The parcel and all tangible personal property located thereon will comprise the eligible property and is referred to herein as the "Property." A legal description of the Property is included within Appendix A and Property location maps are included in Appendix B. Parcel ID Number Address City Approx. Acreage Eligibility iii Eligbl Zoning Current 96-22-07-200-012 29311 South Wixom Road Wixom 18253 . "Facility," 'Property" and " Site' M-2 General Industrial PM Environmental, Inc. Page 2 Brownfield Plan Amendment #01 for The Ford Wixom Site Redevelopment Located at 29311 S Wixom Road, Wixom, Michigan PM Project No. 01-9630-0-0004; October 11, 2018 Detroit Wixom, LLC a development entity of Industrial Commercial Properties, LLC (ICP), or any affiliate, or such other developer as approved by the Authority, are collectively the project developer ("Developer"). ICP is a client focused, real estate Owner and Developer. They specialize in acquisitions, build- to-suits, leasing, adaptive reuse, restoration and the sale-leaseback of properties. They have a significant portfolio of massive manufacturing buildings that have been converted to multi- tenant or alternative uses. Their experience includes successful reuse of government, automotive, distressed and environmentally challenged facilities which are retrofitted for modern-day purposes. Their current portfolio encompasses 800 acres of developable land, 40 million square feet of industrial, commercial and office space, servicing 300 tenants in 90 properties throughout Michigan, Ohio, and Pennsylvania. The Property consists of vacant industrial land in an area characterized by light industrial, commercial and retail uses. The property zoning is anticipated to remain the same M-2 (General Industrial). Standard and other historical sources document that the Property was developed by at least 1937 with residential developments in the eastern portions along South Wixom Road, and vacant land, small-scale orchards, and agricultural fields throughout the remaining areas. All structures were demolished and construction of the Ford Wixom Assembly Plant began in 1955, with operations beginning in 1957. The Property was historically also known as the Lincoln Assembly Plant/Wixom Assembly Plant. At the time that operations began, the Property was developed with a portion of the main plant building in the southeastern portion; a test/race track in the northwestern portion; railroad spurs in the far northern portion; a waste water treatment plant (VV1A/TP) and powerhouse/coal pile west of the main plant building; various outbuildings located adjacent to the main plant building; and parking areas located throughout the northern, eastern, and central portions. Between the late-1950s and the mid-1990s, several additions were made to the main plant building as well as additional support buildings and features north and west of the main plant building; railroad spurs were installed along the western portion of the main plant building; parking areas were expanded; and additional settling ponds/lagoons were installed/removed and drainage ditches were developed. The current oxidation ponds were installed in 1970, and decommissioned in 1991. The WVVTP was replaced and relocated with a larger plant to the northwest in 1986/1987. In 1996/1997 the race/test track was removed and an approximately 500,000-square foot addition was constructed to the main plant building in the northern portion of the Property, which was used for painting operations. Industrial operations at the Ford Wixom Assembly Plant ceased in 2007, and the property sat vacant until all structures/features were demolished/removed in 2012/2013, with the exception of several building foundations, an office building, a fire suppression equipment building, and two guard shacks. Portions of the larger Ford Wixom Assembly Plant property were split off following demolition of the structures, and areas south of the Property have since been redeveloped with commercial uses. The western portion of the Property, west of the oxidation ponds, has historically consisted of vacant wooded land and/or agricultural fields since at least 1937. The Property has sat idle/vacant since 2007, with the exception of the demolition activities discussed above. PM Environmental, Inc. Page 3 Brownfield Plan Amendment #01 for The Ford Wixom Site Redevelopment Located at 29311 S Wixom Road, Wixom, Michigan PM Project No. 01-9830-0-0004; October 11, 2018 Today the Property primarily consists of areas of concrete and asphalt paved parking lots, drives, and former building foundations. Various pits, trenches, basements, and miscellaneous subgrade structures are located throughout the Property. Two oxidation ponds associated with the former onsite WWTP are located in the western portion of the Property. Additionally, the sub-grade basement structures associated with the former paint shop in the northcentral portion of the Property have accumulated water from precipitation events and/or runoff from the surrounding paved areas. Vegetative areas (i.e., grass and/or wooded areas) are present in the areas adjacent to the former waste water treatment plant and in areas surrounding the oxidation ponds and on the western portion of the Property in general. The proposed project entails demolition of all concrete pads, footings, foundations and associated steel, wood and other non-cement materials on site. Concrete and asphalt will be prepared for beneficial reuse to the extent allowed by site conditions. ICP will transform the property to include a variety of manufacturing, distribution, and tech uses. A conceptual site layout for the property estimates a total of approximately six (6) buildings or 1,340,000 square feet plus associated parking, sidewalks, drives and utilities. The final layout and uses will be driven by market demand to best suit the Property and ensure reuse as quickly as possible for the community. As part of the City of Wixom's Vision 2025, the redevelopment of the Ford Property was identified as a key result from the visioning process. ICP recognizes the City's desire and need to diversity its industrial base and reinvent the Wixom Road corridor. Redevelopment of the Property will not only assist in achieving this goal, it will act as a catalyst for future development along the corridor. This will likely include supporting restaurant and retail uses for the anticipated job creation that will occur. As a result the City's Vision 2025 goal of creating attractive entryways into the City through redevelopment of the Wixom corridor, will begin to take shape. Remediation and development activities are anticipated to commence in early 2019 with an estimated completion by December 2021. The Developer will invest an estimated $125 million in the project, which includes acquisition, environmental and site preparation activities, hard cost and soft cost investment. Job creation estimates based on the square footage and use scenario outlined above may range from 500 up to 1,000. A preliminary site plan is included in Appendix C. The final site plan and design of the site is contingent upon the approval of the City of Wixom. B. Basis of Eligibility (Section 13 (2)(h) and Section 2(0)1 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," "property" and a "site" under Parts 201 and 213 of PA 451, as amended. The analytical results for the soil and groundwater samples collected from the subject property were compared 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 and the United States Environmental PM Environmental, Inc. Page 4 Brownfield Plan Amendment #01 for The Ford Wixom Site Redevelopment Located at 29311 S Wixom Road, Wixom, Michigan PM Project No. 01-9630-0-0004; October 11, 2018 Protection Agency (USEPA) Toxic Substances Control Act (TSCA) criteria. Additionally, the soil and groundwater analytical results were compared to the MDEQ Recommended Interim Action Screening Levels (RIASLs). Cleanup criteria exceedances identified in soil and groundwater samples collected from the subject property are summarized in table below: Summary of Soil and Groundwater Exceedances Parcel Address (ID Number) Soil Exceedances of the Part 201 Cleanup Criteria/Screening Levels Groundwater Exceedances of the Part 201 Cleanup Criteria/Screening Levels 29311 S h W R oad (22-07 200-012 outixom - ) VOCs: DWP(R/NR). GSIP, SVII(R/NR), Csat, RIASLs*(R/NR) PNAs/SVOCs: GSIP, DC(R) PCBs: None Metals: DWP(IR/NR), GSIP, DC(R) Mercury: RIASLs*(R/NR) VOCs: DW(R/NR),GSI, RIASLe(R/NR) PNAsISVOCs: None PCBs: None Metals: DW(R/NR), GSI Chloride: DW(R/NR) R = Residential NR = Nonresidential OW = Drinking Water DWP = Drinking Water Protection GS] = Groundwater Surface Water Interface GSIP = Groundwater Surface Water Interface Protection SVII = Soil Volatilization to Indoor Air Inhalation DC Direct Contact Csat = Soil Saturation Concentration Screening Levels RIASLs = Recommended Interim Action Screening Levels * Media-Specific Volatilization to Indoor Air Interim Action Screening Levels, August 2017. A location where a hazardous substance is present in excess of the concentrations, which satisfy the requirements of subsection 20120a(1)(a) or (17), is a facility pursuant to Part 201. Section 20120a(1)(a) requirements are the cleanup criteria for unrestricted residential usage. Contaminant concentrations identified on the Property indicate exceedances of the Part 201/213 Residential and/or Nonresidential DW/DWP, GSI/GSIP, SVII, and DC GCC/RBSLs, and the MDEQ residual LNAPL and Csat screening levels. Therefore, the Property is a "facility," "property," and "site" under Parts 201 and 213 of P.A. 451, as amended, and the rules promulgated thereunder. The Property is also listed as a leaking underground storage tank (LUST) site with the state of Michigan. Additional documentation and description of the locality of the identified contaminants and the Property's eligible status is provided in Appendix D. C. Summary of Eligible Activities and Description of Costs (Sec. 13 (21(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: Pre-Approved Activities, Department Specific Activities, Demolition and preparation and implementation 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 PM Environmental, Inc. Page 5 Brownfield Plan Amendment #01 for The Ford Wixom Site Redevelopment Located at 29311 S Wixom Road, Wixom, Michigan PM Project No. 01-9630-0-0004; October 11, 2018 "Eligible Activities" under the Brownfield Redevelopment Financing Act. The Authority is not responsible for any cost of eligible activities listed below and will incur no debt for these activities. 1. Pre-Approved Activities include Phase ll Environmental Site Assessment (ESA), Baseline Environmental Assessment (BEA) and Documentation of Due Care Compliance (DDCC) as part of the pre-purchase due diligence conducted on the Property at a total cost of $20,450. 2. Department Specific Activities includes vapor mitigation design and installation for each of the proposed buildings, utility gasketing, utility migration barriers, storm pond infiltration barriers, contaminated soil and groundwater management, transport and disposal, and the necessary oversight, sampling, and reporting required, at a total estimated cost of $16,829,020. 3. Demolition Activities includes the removal of all concrete pads, footings, foundations and associated steel, wood and other non-cement materials on site and fill/compaction/rough grading to balance the site where the improvements are located. Recycling of reusable materials will be conducted for beneficial reuse to the extent allowed by site conditions. Demolition activities will be conducted at an estimated cost of $3,000,000. 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 $60,000. 5. A 15% contingency of $2,974,353 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 $19,909,470 with a potential $2,974,353 contingency resulting in a total reimbursement to the Developer in a not-to-exceed amount of $22,883,823. However, based on the projected available tax increment revenue (TlR), reimbursement of the entirety of eligible activities is not anticipated at this time. This plan also allots capture for local administrative fees of $5,000 annually as outlined in Table 3, attached. D. Estimate of Captured Taxable Value and Tax Increment Revenues (Sec. 13 (2)(0) 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 2011 tax year tax values, based on the date of approval of the original Plan. The base taxable value for the Property is $8,246,910. The start of tax increment revenue capture is 2016, or five (5) years following the original date of resolution by the OCBC. The estimated taxable value of the completed development is $22,780,000, with project completion estimated at 50% in 2020. An annual increase in taxable value of 1% has been used for calculation of future tax increments in this Plan. Table 2 details PM Environmental, Inc. Page 6 Brownfield Plan Amendment #01 for The Ford Wixom Site Redevelopment Located at 29311 S Wixom Road, Wixom, Michigan PM Project No. 01-9630-0-0004; October 11, 2018 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 $19,402,884. This includes eligible activity reimbursement and OCBRA Administrative fees. 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 original 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 amended project will become part of this Plan on the date this amendment is approved by the Oakland County Board of Commissioners. H. Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdictions (Sec. 13 (2)(g)) Taxes will be generated to taxing jurisdictions on local and school captured millages at the base taxable value of $8,246,910 throughout the duration of this Plan totaling approximately $11,422,580 or $439,330 on an annual basis. This amounts to approximately $301,676 more on an annual basis than what is currently generated by the property. Non-capturable millages; including debt millages, the zoo authority and art institute, will see an immediate increase in tax revenue following redevelopment totaling $2,796,489 of new tax revenue generated beyond the base value, plus $935,040 above what is being generated at today's taxable value throughout the duration of this Plan for a total of $3,731,529. PM Environmental, Inc. Page 7 Brownfield Plan Amendment #01 for The Ford Wixom Site Redevelopment Located at 29311 S Wixom Road, Wixom, Michigan PM Project No. 01-9630-0-0004; October 11, 2018 A summary of the impact to taxing jurisdictions for the life of the Plan is summarized below, the amount captured is the sum of developer eligible activity reimbursement, administrative fees and the state brownfield revolving fund. Taxes Captured and Preserved Over Life of Plan* Millage Rate Amount Captured Taxes Preserved for Taxing Unit ' State Education Tax (SET) 6.0000 $2,642,103 $1,286,518 School Operating Tax 17.5500 $7,728,150 $3,763,065 Subtotal 23.5500 $10,370,253 $5,049,583 County Pk & REC 0.2349 $103,438 $50,367 HCMA 0.2129 $93,751 $45,650 Oak ISD Allocated 0.1950 $85,868 $41,812 Oak ISO Voted 3.0863 $1,359,054 $661,763 OCCC 1.5431 $679,505 $330,871 County General 4.0400 $1,779,016 $866,255 School Sinking 0.4864 $214,186 $104,294 City Operating 7.5429 $ 3,321,519 $1,617,346 C-OP Local Roads 1.1500 $506,403 $246,583 C-Safety Path 0.3000 $132,105 $64,326 Library 1.0800 $475,578 $231,573 C-City Opr Voted 3.5000 $1,541,226 $750,469 Subtotal 23.3715 $10,291,650 $5,011,309 Total Capturable Millages 46.9215 $20,661,902 $10,060,892 New Taxes Non-Capturable Millages Rate Generated Existing Tax Base* Zoo Authority 0.0982 $43,242 $21,056 Art Institute 0.1945 $85, 648 $41,705 C-Debt Water 1.5300 $673, 736 $328,062 School Debt 4.5279 863993, $1,993,863 Total Non-Capturable Millages 62506 $2,796,489 $1,361,963 *starting in 2020 tax year See Table 2 for a complete breakdown of available tax increment revenue and Table 3 for the estimated annual reimbursement. 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. PM Environmental, Inc. Page 8 Brownfield Plan Amendment #01 for The Ford Wixom Site Redevelopment Located at 29311 S Wixom Road, Wixom, Michigan PM Project No. 01-9630-0-0004; October 11, 2018 Documentation of characteristics that qualify the property as "Eligible Property is provided in Appendix D. J. Displacement/Relocation of Individuals on Eligible Property (Sec. 13 (2)(i-I)) No displacement of residents or families is expected as part of this project. K. Local Brownfield Revolving Fund ("LBRF") (Sec. 13 (2)(m)) The OCBRA has established a Local Brownfield Revolving Fund (LBRF). Capture for the LBRF is not included this plan. 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. This Plan serves as an amendment to the original plan approved November 30, 2011 by the OCBC. The previously approved plan did not include tax increment revenue capture. Section 13b.(16) of Act 381, as amended states that "the beginning date of capture of tax increment revenues shall not be later than 5 years following the date of the resolution including the eligible property in the brownfield plan." Therefore the beginning date of capture in the plan is set to 2016, with the base taxable value set to the 2011 taxable value. The Developer is working with the Michigan Economic Development Corporation (MEDC) and Ford Motor Company to prepare an amendment to the approved Michigan Business Tax (MBT) Credit application, which was approved locally under the original Brownfield Plan to the extent allowable by law. Prior to Developer's involvement, redevelopment of this property had been stymied by the former owner's unlawful disposal of solid waste left over from the demolition into various basements and pits in the building slab. The State of Michigan sued the former owner for converting the property into what the State characterized as an unlicensed landfill. The prior owner's resolution of that lawsuit was a condition of sale, which resulted in the prior owner's agreement to enter into a Consent Order with the State and payment of a $300,000 fine. Developer has taken responsibility for proper removal and lawful disposal and/or beneficial reuse of the solid waste and liquid-in-contact wastewater present on the Property. The cost of that significant effort will be borne by Developer and is not included in the costs for which brownfield reimbursement is sought. PM Environmental, Inc. Page 9 ENVIRONMENTAL Appendix A Environmental & Engineering Services Legal Description 29311 S Wixom Road, Wixom, MI 48393 Parcel Number: 96-22-07-200-012 TIN, R8E, SEC 6 & 7 PART OF SE 1/4 OF SEC 6 & PART OF N 1/2 OF SEC 7 BEG AT PT DIST S 86-53-16W 60 FT FROM SE COR OF SD SEC 6, TH S 02-58-27 E 1417.40 FT, TH S 87-01-33W 1890.19 FT, TH S 41-44-53 E 114.85 FT, TH S 00-59-45 E 477.43 FT, TH S 88-11- 20 W 704.18 FT, TH N 77-56-11 W395.34 FT, TH N 83-06-53 W 513.35 FT, TH N 57-24-31W 173.56 FT, TH S 45-12-44W 164.23 FT, TH S 02-58-27 E 484.68 FT, TH N 74-18-44W 572.38 FT, TH N 02-38-31 W 2089.05 FT, TH N 87-13-46 E 1642.21 FT, TH N 86-53-16 E 1318.71 FT, TH N 03-03-33 W 1659.31 FT, TH N 86-53-33 E 1261.16 FT, TH S 02-59-29 E 1659.21 FT TO BEG EXC PART OF N 1/2 OF SEC 7 BEG AT PT DIST S 87-13-46 W 1642.21 FT & S 02-38- 31 E 1185.26 FT & N 87-21-29 E 708.16 FT FROM N 1/4 COR, TH N 69-25-07 E 941.85 FT, TH S 68-02-49 E 561.64 FT, TH S 41-44-53 E 468.69 FT, TH S 00-59-45 E 477.43 FT, TH S 88-11-20W 704.18 FT, TH N 77-56-11 W 395.34 FT, TH N 83-06-53W 513.35 FT, TH N 57- 24-31 W 173.66 FT, TN N 02-43-03 E491.07 FT TO BEG 182.59 A 6-26-14 FR 010 Appendix B Ilapp, ENVIRONMENTAL Environmental & Engineering Services 2 Foot Contours -t 5 Foot Contours Apo FEMA Base Flood Elevations AtItFEMA Cross Sections Parcel Map 7.47 c1100 yr - FEMA Floodplain CP1100 yr (detailed) - FEMA Roodplain CI 500 yr - FEW Floodplain FLOODWAY - FEMA Floodplain Disclaimer. The information provided herewith has been compiled from recorded deeds, plats, tax maps, sorveys and other public records. It is not a legally recorded map or survey and is not intended to be used as one. Users should consult Me Information sources mentioned above when questions arise. FEMA Flooplain data may not always he present in the map. `81 itOAICIANM L. Brooks Patterson Oakland County Executive Date Created: 306/2018 NORTH inch = 000 feet Oakland County One Stop Shop 2100 Pontiac Lake Road Bldg. 41 West Waterford, Mi 48328 Phone: 248-858-0721 Web: www.advantageoakiand.com • -.0111014 0 .7111.17.1..... -00130000t scinCC ••%14114•A 0 • ESCMC.NHOF ¢ • 01,,311 CuYAPP • •./.610RAIrl e •er.mle.MErsr.11 0. +LAMM. -31101171.1.1 •-r¢¢.10NE Mark. O .9.,1111.0.1.1.00 .1111417.reL.... g 00 -.7.0.••1 • G. Pin, 0 -..7[171.051LP VIIK • .701NI• • •AREPISII.elia1.01.E GRAPHIC SCALP Of 160 300 000 cue rsa==.2 =Ter: 5051:r0sPc)120.10 -10.11,1,44.114FJ. P.F.0.1., Cr1,1 98,17•15,06EP 0PC, 16422-1. veralons,,rais, NalYSTSPEIDEEDI 01P1741,q0172.-9,-,' I ViC771-1,,,M0) 7E7 "41SF„a PARCEL Al' 230.954 ACRES 0029121,1,00 WALLED,. 7.0:41,071,1e1 or. NO ACCESS. 1.18.10411,.../ PARCEL 'AV 9.285 ACRES MSS Lsa END name roas•c.u.ol. The Mannik 6. Smith 065 4056.214.84466 Cart, ,Alalperi 006 Gmup,Inc. gr4 Civil Pngineering, Surveying and Environmental Consulting oe I. . W . ENVIRONMENTAL Appendix C Environmental & Engineering Services Tr Fug sLIDocserifAcg--_— ; - / ,1/ .0 I I I I I. , A, WribM TECH DR1V:E - (-1111.111.1111.10111.11111. 10.111, V11111111111.117.11.111111.1111111-1.11119 MIMMSVIEWMq im0P35. harm. MOUT, 2.40,000 1524 We MENG SPACE /1,11.1.1,..GSMCFS 14 LOADING 0003 ° WEST ROAD —77 .1” r;:e4.. 1111111.7111,11141111•11.111:171111.11D-3'. •• ''.-4441411wr•-madicts - Industrial. 52 COMMEGG,, ,[1,11,117Sen ... wuthw,...,,,mr-,.•..w., 1 LANGAN PROPOSE1717451.$11.4 Mn Ltfl 300,Dra SF IMMONG NAO. 153TRAILIEMSCU5.511.5 TOO LO.i. LOW Lana. En pi no On, ortd Envkonmental ServIcas. ran 14 rn.reo. Gen, 9,12,10 CluvohM, 011.131 AIM - 1,216.1A1-221n F:11.3-3,23D1 ....anpan,ten 7aM, ernt- WiF,t LOP, Wo WIXOM INDUSTRIAL ONE Cril'OFWVCril oAaMrncnUNTv VICHICAN _,22PESSISTIOCIONMCIS, SHEMATIC SITE PLAN 2 oda SCALL AUGUST 15, 20 15 •• IN • W 1111 ENVIRONMENTAL Appendix D Environmental & Engineering Services ENVIRONMENTAL Risk Well Managed May 14, 2018 Corporate Headquarters Lansing, Michigan 3340 Ranger Road, Lansing, MI 48906 f: 877.884.6775 I.: 517.321.3331 Michigan Locations Berkley Bay City Grand Rapids Detroit Chesterfield Lansing District Supervisor Michigan Department of Environmental Quality Southeastern Michigan District Office 27700 Donald Court Warren, Michigan 48092 RE: Baseline Environmental Assessment for the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan Parcel Identification Number: 22-07-200-012 PM Environmental, Inc. Project No. 01-9630-0-0003 Dear District Supervisor: Enclosed is a copy of the Baseline Environmental Assessment prepared for the above referenced subject property in accordance with Section 20126(1)(c) of Part 201, Environmental Remediation, of the Natural Resources and Environmental Protection Act (NREPA), P.A. 451 of 1994 (Part 201), as amended. If you have any questions regarding the information in this report, please contact us at 800.313.2966. Sincerely, PM ENVIRONMENTAL, INC. Nicholas Lieder J. Adam Patton, CHMM Staff Geologist Manager of Site Investigation Services Enclosure ENVIRONMENTAL & ENGINEERING SERVICES NATIONWIDE I WWW.PMENV.COM I 1.800.313.2966 ENVIRONMENTAL Risk, Well Managed May 14, 2018 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 Mr. Wayne Dorband ICP Industrial Commercial Properties, LLC 6675 Parkland Road Solon, Ohio 44139 RE: Baseline Environmental Assessment for the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan Parcel Identification Number: 22-07-200-012 PM Environmental, Inc. Project No. 01-9630-0-0003 Dear Mr. Dorband: Enclosed is a copy of the Baseline Environmental Assessment prepared in accordance with Section 20126(1)(c) of Part 201, Environmental Remediation, of the Natural Resources and Environmental Protection Act (NREPA), P.A. 451 of 1994 (Part 201), as amended, THIS BASELINE ENVIRONMENTAL ASSESSMENT WAS PREPARED FOR THE EXCLUSIVE USE OF ICP INDUSTRIAL COMMERCIAL PROPERTIES LLC, DETROIT WIXOM, LLC, AN OHIO LIMITIED LIABILITY COMPANY, OAKLAND COUNTY, AND CHEMICAL BANK, EACH OF WHOM MAY RELY ON THE REPORT'S CONTENTS. If you have any questions regarding the information in this report, please contact our office at 800.313.2966. PM ENVIRONMENTAL, INC. Nicholas Lieder J. Adam Patton, CHMM Staff Geologist Manager of Site Investigation Services Enclosure ENVIRONMENTAL & ENGINEERING SERVICES NATIONWIDE I WWW.PMENV.COM I 1.800.313.2966 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project No. 01-9630-0-0003, May 14, 2018 TABLE OF CONTENTS 1.0 INTRODUCTION AND DISCUSSION 1 1.1 Owner/Operator Information 2 1.2 Intended Use of the Subject Property 2 1.3 Summary of All Appropriate Inquiry Phase I Environmental Assessment 2 1.3.1 Phase I ESA Exceptions or Deletions 3 1.3.2 Phase I ESA Data Gaps 3 1.4 Summary of Previous Site Investigations 3 1.5 Geology and Hydrogeology 11 2.0 LOCATION OF CONTAMINATED MEDIA ON THE SUBJECT PROPERTY '11 2.1 Subject Property Site Status 12 3.0 PROPERTY INFORMATION 12 3.1 Legal Description of Subject Property 12 3.2 Map of Subject Property 12 3.3 Subject Location and Analytical Summary Maps 12 3.4 Subject Property Location Map 12 3.5 Subject Property Address 12 3.6 Subject Spatial Data 13 4.0 FACILITY STATUS OF SUBJECT PROPERTY 13 4.1 Summary Data Tables 13 4.2 Laboratory Reports and Chain of Custody Documentation 13 5.0 IDENTIFICATION OF BEA AUTHOR 13 6.0 AA! REPORT OR ASTM PHASE I ESA 13 7.0 REFERENCES 14 FIGURES Figure 1: Property Vicinity Map Figure 2: Generalized Diagram of the Subject Property and Adjoining Properties APPENDICES Appendix A: Appendix B: Appendix C: Appendix D: Appendix E: Appendix F: Phase I ESA, PM, May 14, 2018 CRA Figures CRA Tables Summary of Water Characterization Sampling and Limited Site Investigation Report, PM, April 6, 2018 Assessing Information and Legal Description Professional Qualification Statements PM Environmental, Inc. Table of Contents Page i Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project No. 01-9630-0-0003, May 14, 2018 1.0 INTRODUCTION AND DISCUSSION PM completed this Baseline Environmental Assessment (BEA) of the former Ford Wixom Plant property (Parcel ID: 22-07-200-012) located 29311 South Wixom Road, Wixom, Oakland County, Michigan 48393 (hereafter referred to as the "subject property") in accordance with Section 20126(1)(c) of Part 201, Environmental Rernediation, of the Natural Resources and Environmental Protection Act (NREPA), P.A. 451 of 1994 (Part 201), as amended. The subject property consists of one parcel of land totaling approximately 182.53 acres and is located on the west side of South Wixom Road south of West Road and north of Alpha Drive in Wixom, Oakland County, Michigan (Figure 1). The subject property is currently vacant and unoccupied and contains one guard shack and one approximately 1,450 square foot vacant building on the eastern portion of the subject property (Figure 2). The majority of the property is surrounded by an approximately 6-foot tall security fence with locked security gates. The subject property primarily consists of areas of concrete and asphalt paved parking lots, drives, and former building foundations. Various pits, trenches, basements, and miscellaneous subgrade structures are located throughout the subject property. Two oxidation ponds associated with the former onsite water treatment facility are located in the western portion of the subject property. Additionally, the sub-grade basement structures associated with the former paint shop in the northcentral portion of the subject property have accumulated water from precipitation events and/or runoff from the surrounding paved areas. Vegetative areas (i.e., grass and/or wooded areas) are present in the areas adjacent to the former waste water treatment plant and in areas surrounding the oxidation ponds and on the western portion of the subject property in general. Based on the vacant/unmaintained status of the subject property, other areas of vegetation and overgrowth are found sporadically throughout the subject property as well. According to the Phase I Environmental Site Assessment (ESA) prepared by PM, dated May 14, 2018, the subject property was initially developed with various residential dwellings prior to 1937, which were razed prior to 1955. The subject property was then developed for use as an automotive manufacturing plant beginning in approximately 1955, with expansions occurring between 1963 and 1998, and automotive manufacturing operations conducted through approximately 2007. Manufacturing plant decommissioning, including equipment, underground storage tank (UST) and above-ground storage tank (AST) removal, and building demolition activities subsequently occurred through approximately 2013, at which time no building structures remained. The subject property is currently vacant, with former concrete building foundation, driveway, and building slab areas present. Several former pit and basement areas remain, which contain demolition debris and perched/trapped water. PM understands that the water and/or debris will be removed by the current owner in accordance with a summary judgement and/or consent order issued by the Michigan Department of Environmental Quality (MDEQ). The property identified as 28801 Wixom Road, which historically included the subject property, is an open Leaking Underground Storage Tank (LUST) Site with five confirmed releases (C-0519- 98, C-0674-00, C-0238-08, C-0191-09, and C-0056-13) reported in 1998, 2000, 2008, 2009, and 2013. The 1998, 2000, and 2013 releases were granted Tier I Restricted closure in February 2014 and April 2015. The Ford Motor Company (Ford) is the responsible party for the LUST releases C-0238-08, C-0191-09, which occurred within the bounds of the subject property (i.e. west of the northwest corner of the former manufacturing plant building) and is pursuing regulatory closure in accordance with Michigan Part 213. PM Environmental, Inc. Page 1 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project No. 01-9630-0-0003, May 14, 2018 1.1 Owner/Operator Information ICP Industrial Commercial Properties LLC and Detroit Wixom, LLC, an Ohio Limited Liability Company, intend to purchase the subject property on May 15, 2018. 1.2 Intended Use of the Subject Property ICP Industrial Commercial Properties LLC and Detroit Wixom, LLC, an Ohio Limited Liability Company, intend to redevelop the subject property as an industrial/commercial park. 1.3 Summary of All Appropriate Inquiry Phase I Environmental Assessment PM prepared a Phase I ESA dated May 14, 2018, in conformance with the scope and limitations of ASTM Practice El 527-13 (i.e., the ASTM Standard'). A copy of PM's May 2018 Phase I ESA, including photographs of the subject property, is included in Appendix A. The following onsite recognized environmental conditions (RECs) were identified in PM's May 2018 Phase I ESA: • The subject property is identified as a Baseline Environmental Assessment (BEA) site; a closed Leaking Underground Storage Tank (LUST) site with three releases reported in 1998, 2000, and 2013; and an open LUST site with two releases (associated with two 30,000-gallon gasoline underground storage tanks [USTs]) reported in 2008 and 2009. The subject property was developed with a portion of the former Form Wixom Assembly Plant from 1955 until 2007. Specific operations at the subject property associated with the former assembly plant included manufacturing/assembly, painting, zinc phosphating/electrocoating operations and maintenance operations; two IMNIPs and affiliated lagoons and oxidation ponds; a powerhouse and coal storage area; bulk storage/use of hazardous materials/petroleum products; and subgrade features including pits, hoists, oil/water separators, septic systems, several USTs, and paint sludge pits. Previous subsurface investigations completed at the subject property between 2008 and 2013 document contaminant concentrations in soil and groundwater exceed the Part 201/213 Residential and/or Nonresidential Drinking Water (DW)/Drinking Water Protection (DWP), Groundwater Surface Water Interface (GSD/Groundwater Surface Water Interface Protection (GSIP), Soil Volatilization to Indoor Air Inhalation (SVII), and Direct Contact (DC) Generic Cleanup Criteria (GCC)/Risk Based Screening Levels (RBSLs), and the MDEQ residual light non-aqueous phase liquid (LNAPL) and Soil Saturation (Csat) screening levels. Therefore, the subject property is a facility, property, and site under Parts 201 and 213 of P.A. 451, as amended, and the rules promulgated thereunder. The following adjoining and/or nearby REC has been identified: • The adjoining properties to the south were historically occupied by various manufacturing, assembly, factory and/or bulk storage/use of hazardous materials/petroleum products operations associated with former Ford Wixom Assembly Plant and the former subject property operations. Previous subsurface investigation activities document the presence of soil and groundwater contamination from these former operations is present above MDEQ Part 201/213 Residential/Nonresidential GCC/RBSLs. A GREG, as defined in the ASTM Standard, is a REC resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable PM Environmental, Inc. Page 2 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project No. 01-9630-0-0003, May 14, 2018 regulatory authority with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls. The following CREC was identified during completion of this Phase I ESA: • As discussed in the REC section above, the subject property is a closed LUST site with three releases reported in 1998, 2000, and 2013, which were granted Tier I Restricted Closures in 2014 (for the 1998 and 2000 releases) and in 2015 (for the 2013 release). Review of previous site assessment activities documents that soil and groundwater contamination remains on-site in the southwestern portion of the subject property above current applicable Part 213 Tier 1 Residential and Nonresidential Risk Based Screening Levels. Based on the closed LUST status, restrictions associated with the LUST Closure, and documented site assessment activities which were adequate to assess the former releases, PM has identified the closed LUST status as a CREC. 1.3.1 Phase I ESA Exceptions or Deletions According to PM's May 2018 Phase I ESA, there were no exceptions or deletions from the Federal All Appropriate Inquiry Rule under 40 CFR 312, or the ASTM Standard. To the best of PM's knowledge, no special terms or conditions apply to the preparation PM's Phase 1 ESA that would deviate the scope of work from the ASTM Standard Practice E 1527-13. 1.3.2 Phase I ESA Data Gaps PM did not identify or encounter any instances of significant data gaps during the completion of PM's May 2018 Phase I ESA. 1.4 Summary of Previous Site Investigations Multiple environmental investigations have been completed at the subject property to assess onsite contamination associated with the historical operations. PM reviewed the following previous environmental reports for the subject property. Relevant sample location figures, analytical summary figures, and analytical tables are included in Appendices B and C. The laboratory analytical reports for each site investigation report remain available on file with the MDEQ Southeast Michigan District Office, as are complete analytical figure sets, soil boring logs, and associated Quality Assurance/Quality Control (QA/QC) documentation. Since they are already exist within MDEQ files, these materials are not included in this BEA but are incorporated by reference to the reports below, in accordance with the instructions included within the MDEQ's July 2017 Baseline Environmental Assessment Submittal Form (EQ 4025): Name of Report Date of Report Company that Prepared Report Phase I ESA, Ford Wixom Assembly Plant June 2007 Conestoga-Rovers & Associates, Inc. (CRA) Phase II ESA, Ford Wixom Assembly Plant September 2008 CRA UST System Site Assessment Report, Ford Wixom Plant, Release No. C-0238-08 December 10, 2008 ORA PM Environmental, Inc. Page 3 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc_ Project No. 01-9630-0-0003, May 14, 2018 Name of Report Date of Report Company that Prepared Report Phase II ESA Supplement Number 1, Ford Wixom Assembly Plant May 2009 CRA lnitial Assessment Report, Ford Wixom Assembly Plant, Release C0191-09 January 2, 2010 CRA Phase II ESA Supplement Number 2, Ford Wixom Assembly Plant June 2010 CRA Final Assessment Report, Ford Wixom Assembly Plant, Release C0191-09 June 2, 2010 CRA BEA, Clairvoyant Operations Area, Ford Renewable Energy Park, Wixom, Michigan October 22, 2010 The Mannik and Smith Group, Inc. (Mannik & Smith) BEA Report May 24, 2013 Partners Environmental Solvent UST Closure Plan June 4, 2013 CRA Second Violation Notice (Barrow Development Group) June 24, 2014 Michigan Department of Environmental Quality (MDEQ) Response to MDEQ Violation Notice July 29, 2014 Trident Barrow Management 22 LLC Final Assessment Report (Excerpts) July 1, 2015 CRA FAR Audit Letter October 30, 2015 MDEQ Summary of Water Characterization Sampling and Limited Site Investigation I April 6, 2018 PM This report is not included in the MDEQ flies but is included in Appendix 0 of this BEA. According to the MDEQ LUST database, the former Ford Wixom Assembly Plant facility identified as 28801 Wixom Road, which is the parent parcel from which the subject property was split, has five confirmed releases reported between June 1998 and May 2013. Release number C-519-98 reported on June 19, 1998 was reported due to the discovery of free product in a concrete catch basin and a subsequent failed tank tightness test associated with the former gasoline UST system. Release number C-0674-00 reported on July 19, 2000 was reported based on the presence of petroleum product in the area of a gasoline dispenser due to a damaged gasket. The UST documentation available for review does not indicate the release locations for the 1998 and 2000 releases; however, a site assessment report submitted by CRA in December 2008 indicates that the prior releases occurred in the area of a fuel dispenser located in the former executive garage that is located on the south adjoining property identified as 10400 Assembly Park Drive. It should be noted that the former dispenser located in the area of the former executive garage was supplied by the former USTs via above ground piping that were located on the subject property in the former tank farm that was located west of the former main manufacturing building, prior to its decommissioning/removal. The 1998 and 2000 releases were granted Tier I Restricted Closure on February 2014. Release number C-0238-08 reported on February 26, 2008 was reported by the MDEQ and is associated with the removal of two 30,000-gallon gasoline USTs in February 2008 from the tank farm located west of the former main manufacturing building on the subject property. PM Environmental, Inc. Page 4 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project No. 01-9630-0-0003, May 14, 2018 According to MDEQ file documentation, the 2008 release was reported due to the discovery of analytical results indicating concentrations above the MDEQ Soil Saturation (Csat) screening levels; however, site assessment samples (-001 through -004) collected beneath the USTs during the 2008 removal did not indicate Csat exceedances and therefore it is unclear where these results were obtained by the MDEQ. Following confirmation of the release by the MDEQ, Ford Motor Company contested the validity of the release which remains open. Release number C- 0191-09 was reported on November 3, 2009 by CRA based on evidence discovered during the completion of due diligence activities conducted in the historical UST area. Release number C-0056-13 was reported on May 9, 2013 and granted Tier I Restricted Closure on April 22, 2015. Documentation regarding the May 2013 release and subsequent closure were not included in the MDEQ files reviewed by PM. CRA performed environmental sampling on the subject property and on the southern adjoining properties that were once part of the larger 28801 Wixom Road parcel, documented in their Phase II (September 2008), Phase ll Supplement No. 1 (May 2009), and Phase II Supplement No. 2 (June 2010) reports prepared for Ford. The initial Phase II assessment activities included advancement of 158 soil borings; collection of 143 soil samples including QA/QC samples; installation of 93 monitoring wells; and collection of 103 groundwater samples (including QA/QC samples) to investigate 43 of the 57 RECs identified in the June 2007 Phase I report prepared by CRA. The Phase II Supplement No. 1 activities included advancement of 109 soil borings; collection of 110 soil samples (including QA/QC samples); installation of 31 temporary monitoring wells; and collection of 69 groundwater samples (including QA/QC samples) to define the extent of impact identified at RECs investigated during the initial Phase II activities as well as to investigate an additional 12 RECs that were not assessed during the initial Phase IL activities. In addition, sampling was performed at the subject property during the Phase II Supplement No. 1 activities to determine site specific background concentrations for metals in soil and groundwater. The Phase II Supplement No. 2 activities included advancement of 195 soil borings; collection of 209 soil samples (including QA/QC samples); installation of 30 temporary monitoring wells, collection of 31 groundwater samples (including QA/QC samples), four geotechnical soil samples, 11 pond soil samples, 12 sediment samples, five surface water samples, and one indoor air sample to investigate 16 RECs and three areas for further evaluation (AFEs). Also, the Phase II Supplement No. 2 activities included completion of 52 test pits and 33 test trenches to delineate the extent of the south adjoining landfill. It should be noted that the above- referenced site investigations conducted by CRA between 2008 and 2013 were conducted on the property identified by CRA as 28801 Wixom Road, which was the parent parcel that includes the subject property and the southern adjoining properties identified as 10400, 10800, 25000, 38000 Assembly Park Drive and 28603 South Wixom Road. The following RECs, which were identified in association with the subject property in CRA's June 2007 Phase I ESA, and the 2013 Phase I ESA included within the May 2013 Phase I ESA, were assessed during the investigation activities outlined above (refer to Figure 2 for the locations of each REC area): PM Environmental, Inc. Page 5 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project No. 01-9630-0-0003, May 14, 2018 • REC #3 (Paint Sludge Pits): Concrete paint sludge pits were present adjacent to the Paint Shop, which received process wastewater from the painting operations. • REC #4 [Former Waste Water Treatment Plant (WWTP)]: The former wastewater treatment plant lagoons were closed in the late 1980s, with the extent of soil and groundwater contamination reportedly delineated. • REC #9 (Drainage Ditch Sediments): Releases of heavy metals, oils, and polychlorinated biphenyls (PCBs) to Site Outfalls were documented. • REC #10 (Former Hazardous Waste Storage Area): Hazardous waste was historically stored on an uncovered paved pad west of the main assembly building and north of the powerhouse. This area was also reportedly utilized for equipment storage equipment, which was not always properly drained, and for the cleaning or paint skids. Drums were reportedly crushed on bare ground in this area historically, with runoff from these operations discharged to bare ground in the vicinity of the pad. • REC #11 (Zinc Phosphating & Electrocoat Operations): Zinc phosphating and electrocoat painting operations were conducted in the paint shop, with pits, sumps and /or trenches associated with the operations, the integrity of which was not determined. • REC #14 (Former 10,000-gallon E-coat UST): A 10,000-gallon steel UST was located on the main assembly building interior, under Bay W-10. The UST was removed in 1986 with no further documentation available. • REC #15 (Former 10,000-gallon Oily Waste UST): A 10,000-gallon steel oily water UST was located to the northwest of the powerhouse and adjacent to the water tower, which was planned for in-place closure by filling the tank with sand and capping with concrete after cleaning. No further information regarding the tank was available. • REC #17 (Paint Sludge Settling Tanks (Pits]): Four belowground pits with an estimated capacity of 1,332,031 gallons were present to the west of the powerhouse and south of the WWTP. Site personnel indicated that the former sludge pits were backfilled with no investigation conducted. • REC #18 (PDA Sludge System Tank): One 32,812-gallon tank was reportedly present "below floor level pit in Bay AA-3." Benzene was detected in groundwater at levels that exceeded regulatory criteria. CRA concluded that no further investigation was necessary. • REC #19 (Former Tank Farm): Six USTs ranging from 15,000-gallon to 20,000-gallons each, and containing gasoline, antifreeze, and automatic transmission fluid, were removed from the subject property. REC #19 also includes REC #21. CRA concluded that the extent of soil and groundwater contamination was delineated. • REC #21 (Former E-Coat UST): Four former e-coat paint USTs, including one 10,725- gallon UST (Tank No. 6) and three 20,000-gallon USTs (Tank Nos. 9-1 through 9-3) were removed from the subject property in 1988. No information regarding the removal and closure of the USTs was available. PM Environmental, Inc. Page 6 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project No. 01-9630-0-0003, May 14, 2018 • REC #22 (Former 3,000-gallon Waste Gasoline UST): One 3,000-gallon waste gasoline UST was reportedly removed from the subject property in 1988. No information regarding the removal and closure of the tank was available. • REC #23 (Former 3,000-gallon Waste Gasoline UST): One 3,000-gallon waste gasoline UST was reportedly removed from the subject property in 1990. No information regarding the removal and closure of the tank was available. • REC #24 (5,000-gallon Waste Solvent UST, 10,000-gallon Purge Solvent UST, and 6,000-gallon Secondary Containment UST in the Paint Shop/Dock 31): A subsurface investigation was conducted in the vicinity of the 5,000-gallon waste solvent tank at the Paint Shop (all of the USTs were subsequently removed). Eleven soil borings were installed in the vicinity of the 5,000-gallon waste solvent tank in 2005. 22 soil samples and seven groundwater samples were collected during the investigation for analysis. At that time, no compounds were reported to be detected in the soil above the Part 201 Generic Cleanup Criteria (GCC). Various petroleum compounds were detected in groundwater above the Part 201 Residential and Nonresidential Drinking Water Criteria (DW) and/or Groundwater-Surface Water Interface (GSI) cleanup criteria. • REC #26 (Kolene Operations): Kolene salt spray operations were historically conducted in the Kolene building, to the north of the powerhouse. The dip tanks associated with the Kolene process were reportedly partially belowground. No testing was done in this area after operations ceased. Waste from the Kolene operations may have been discharged to the adjacent drainage ditch. • REC #27 (Oil Waste Storage Area): Oily waste was stored in a covered area adjacent to the hazardous waste storage area. Significant oil staining was observed in this area during Phase I ESA inspections. Additionally, a sump and below grade oily waste tanks were located in the area. • REC #28 (Coal Pile Area and Ditch): Coal was historically utilized on the subject property and stored west of the powerhouse on the ground surface. CRA concluded that the extent of the coal-impacted area has been delineated. • REC #29 (Glycol Release): A glycol heating system operated beneath the rail loading docks. Several releases of glycol reportedly occurred to the subsurface from this area. • REC #30 (Potential Oil/Water Separator): A potential oil/water separator was observed adjacent to the waste oil AST in the body shop, with subject property personnel reportedly having no further knowledge of the unit. • REC #31 (Vehicle Wash Pits): Prior to final shipment, cars, which were filled with automotive fluids, were washed and/or subjected to water testing. Wastewater generated during washing/soaking activities was reportedly discharged to the VVVVTP from sumps in the bays. Due to the operational status of the facility (i.e. at the time of the 2007 Phase I ESA), the integrity of these units could not be evaluated. • REC #32 (Dump Station): Automatic Transmission Fluid (ATF), antifreeze, oil, etc., were reportedly dumped in a drain area/pit and then pumped via overhead piping to an aboveground storage tank, with staining was observed in the area. PM Environmental, Inc. Page 7 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project N. 01-9630-0-0003, May 14, 2018 • REC #33 (Railcar Loading Docks): Hydraulic oil from the railcar loading docks was reportedly released to the ground surface over the years. Although the ground surface in the area was paved during the timeframe of the 2007 Phase 1 ESA, subject property personnel were uncertain as to whether or not the area was always paved and were uncertain of any discharges to the unpaved railroad tracks located adjacent to the west of the railcar unloading docks. • REC #35 (Phoscoating Waste Release): A release of "pickle waste", assumed to be phoscoating waste, was discharged to the VVVVTP at a concentration that deteriorated the piping to the grit chamber pre-treatment portion of the VVWTP. No further evaluation of this area was conducted; • REC #36 (Former Salt Storage Area): Salt was historically stockpiled on the ground surface. According to CRA, chloride was present in soil below the salt stockpile. This area was not completely delineated due to the abutment of chloride-impacted soils to a basement area. • REC #37 (011/Water Separator): An oil/water separator was present at Column U-17. • REC #43 (Hazardous Waste Storage Building): Hazardous waste was stored in the 90- day storage building. Subject property personnel were reportedly not aware of any releases from the tanks and the concrete flooring, which was reportedly observed to be in good condition, with no staining; however, drums and containers of hazardous waste were reportedly stored in this area for years. • REC #44 (ASTs and USTs): Bulk chemicals were stored in ASTs in the vicinity of the former tank farm. Due to its location, CRA assessed REC #44 along with REC #19. CRA concluded that the extent of soil and groundwater contamination was delineated. • REC #47 (VVWTP Process Tanks): The Site operated a WVVTP that received process wastewater from electro-coating, phosphating, and other process waste streams at the plant. No known releases reportedly occurred to the subsurface at the VVVVTP; however, the area beneath the tanks could not be inspected due to construction activities. • REC #48 (Fluid Fill Area): Vehicles were filled with ATF, gasoline, brake fluid, antifreeze, and windshield washer fluid along the final assembly line. No known releases were reported to have occurred to the subsurface along the fluid fill area; however, due to the operational status of the facility at the time of the Phase I ESA, this area could not be fully evaluated. • REC #50 (Basement Blowdown): Non-contact blowdown from the boilers was discharged to two basement areas prior to discharge to the WVVTP. Subject property personnel reportedly indicated this discharge historically contained oils. Concrete walls and floor in the basement area that received this blowdown were observed to be oil- stained during the Phase I ESA inspection, but were reported to be in good condition. • REC #51 (Former Degreasing Operations): Chlorinated solvents were historically utilized at the subject property, including 1,1,1-trichloroethane (TCA) and naphthalene, which were reportedly used to wipe sealers off vehicles after application in the body shop. Tetrachloroethene (PCE) was reportedly used for paint gun cleaning. No information PM Environmental, Inc. Page 8 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project No. 01-9630-0-0003, May 14, 2018 regarding the former degreasing locations was available, and chlorinated solvents were detected in samples collected at the subject property. • REG #52 (Oil and Paint House): Oil and paint were historically stored in the oil and paint house. No information regarding material handling procedures during the operation of this area was available. • REC #54 (Former Test Track): A former test track was historically utilized for limited vehicle testing from circa 1955 to the mid-1980s, when construction of the Paint Shop commenced. Site personnel reportedly indicated that no known dust suppression or deicing activities have occurred on the former test track, and Site personnel were unaware of any incidents involving vehicle accidents that may have resulted in the release of chemicals. Based on the lack of evidence of a release to the environment on the former test track, the area was not considered a REC; however, the operation of the former test track was recommended to be considered when evaluating business environmental risk associated with the Site. • REC #55 (Horseshoe Area): The horseshoe area was utilized for equipment storage, which was not always properly drained of process fluids. • REC #56 (Septic Systems): Septic systems were located at the Rail Loading Building and the VWVTP. The Rail Loading Building septic system was reportedly utilized for domestic wastewater treatment prior to connection of the building to the municipal sanitary sewer system circa 1989. This septic system had not been properly abandoned at the time of the Phase I ESA. The septic tank at the VVVVTP did have a leach field but discharged to the sanitary sewer. Laboratory analytical results of the subsurface investigation activities documented concentrations of various volatile organic compounds (VOCs), polynuclear aromatic compounds (PNAs), semi- volatile organic compounds (SVOCs), metals, and chloride in soil and groundwater above the Part 201/213 Residential and Nonresidential GCC/Risk-Based Screening Levels (RBSLs) and the MDEQ's August 2013 Recommended Interim Action Screening Levels (RIASLs) for vapor intrusion. Additional investigation activities were also conducted in the area of the former Paint Shop area solvent UST basin (REC #24 above) in January 2013, which included the advancement of four additional soil borings and the collection of soil samples for VOC analysis. Analytical results identified concentrations of petroleum VOCs above the Part 201 Residential and Nonresidential GCC. The horizontai extent was not fully defined to within the Part 201 GCC; however, CRA asserted that additional delineation was not feasible due to the location of the former building foundation and was not needed due to the non-relevance of the groundwater Surface Water Interface pathway. In February 2014 remedial excavation activities were completed in the former UST farm and AST area west of the former main manufacturing building (RECs #19, #21, and #44 above) to an approximate depth of 18-feet below ground surface (bgs). Those activities include the excavation transportation and disposal of approximately 23,716 cubic yards of contaminated soils to the Arbor Hills landfill in Northville, Michigan, as a corrective action associated with LUST releases C-0238-08 and C-0191-09. Approximately 668,700 gallons of contaminated groundwater were PM Environmental, Inc. Page 9 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, inc. Project No. 01-9630-0-0003, May 14, 2018 also removed from the excavation area, which were transported for disposal at the EQ Industrial Services disposal facility in Detroit, Michigan. Sample location documentation was not included in the excerpts of the July 2015 Final Assessment Report present in MDEQ files; however, analytical results of verification of soil remediation (VSR) samples collected from excavation floor and sidewalls areas documented petroleum VOC concentrations exceeding the Part 213 Residential and Nonresidential RBSLs, MDEQ Residential and Nonresidential RIASLs, and/or the MDEQ's total petroleum hydrocarbon- based screening levels for residual light-non-aqueous phase liquid (LNAPL) saturation in soils. The approximate excavation limits are depicted on CRA's Figure 10.1 included in Appendix C. In the October 30, 2015 Final Assessment Report Audit Letter, the MDEQ indicated that the July 2015 FAR was insufficient due to the identified presence of residual LNAPL saturation and the need for either additional characterization (i.e. including assessment of the vapor intrusion/soil gas pathway), and/or proposing surface cover or requirements for assessing/addressing the vapor intrusion pathway prior to building construction. Ford is pursuing Leaking Underground Storage Tank (LUST) closure for releases C-0238-08 and C-0191-09, which remain open with the MDEQ. Based on the above information, the subject property meets the definition of a "facility," property," and a "site" under Parts 201 and 213, of P.A. 451 of 1994, as amended. In addition to the investigations summarized above, the MDEQ identified solid waste management violations in association with demolition debris (Primarily crushed concrete) and liquids that were deposited within pit, trench, and former basement structures (including at the former Paint Shop building area) at the subject property during building demolition activities by contractors working for Trident Barrow Management 22 LLC, the current subject property owner. In 2014, the MDEQ requested that all solid waste and leachate present at the subject property be cleaned up and disposed. Based upon observations made during the April 2018 Phase I ESA site reconnaissance, the demolition debris identified by the MDEQ remains in-place. However, PM understands that the water and/or debris will be removed by the current owner in accordance with a summary judgement and/or consent order issued by the MDEQ. In March 2018, PM completed field activities that included completing a subsurface sonar scan of the entire southern basement area of the former Paint Shop building to determine the approximate volume of water present and collecting three water characterization samples (S-1, S-2, and S-3) to assess potential contaminant concentrations from locations where debris was present, No concentrations of VOCs, SVOCs, PCBs, or metals were detected in the water samples above the Part 201 Residential or Nonresidential GCC. Levels of pH in S-2 and S-3 were slightly above the MDEQ aesthetic drinking water criteria but did not exceed health-based drinking water values such that discharge of the water present within the former Paint Shop basement area to the municipal sanitary sewer is feasible, subject to obtaining a discharge permit. A copy of the Summary of Water Characterization Sampling and Limited Site Investigation report is included in Appendix D. PM Environmental, Inc. Page 10 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project No. 01-9630-0-0003, May 14, 2018 1.6 Geology and Hydrogeology Based on review of previous site investigation reports, geology on the subject property generally consists of up to 25.0 feet of fill material (i.e., sand and/or fill clay). The fill material is not present in all areas of the subject property and is generally identified in areas of former construction activities associated with surface grading and/or utility backfilling. Underlying the fill material is a layer of silty clay that ranges in thickness from less than 10 feet to 46 feet thick. Sands with varying grain size and clay/silt content were observed in three relative zones including a shallow, intermediate, and deep zone. The sand in the shallow zone is typically encountered between 10.0 and 20.0 feet bgs and consists of fine to coarse grained and/or gravelly sands. The sand in the intermediate zone is typically encountered between 20.0 to 40.0 feet bgs and consists of fine grained sands, silty sands, and/or clayey sands. The sand in the deep zone is typically encountered at a depth greater than 40.0 feet bgs and consists of fine to medium grained sand and/or gravelly sand to depth of at least 83.0 feet bgs, the maximum depth explored. Groundwater was generally observed in the shallow, intermediate, and deep sand zones described above at varying depths. 2.0 LOCATION OF CONTAMINATED MEDIA ON THE SUBJECT PROPERTY The analytical results for the soil and groundwater samples collected from the subject property were compared 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 and the United States Environmental Protection Agency (USEPA) Toxic Substances Control Act (TSCA) criteria. Additionally, the soil and groundwater analytical results were compared to the MDEQ Recommended Interim Action Screening Levels (RIASLs). Soil and groundwater analytical results from the previous site investigations are summarized in CRA's Figures (Appendix B) and Tables (Appendix C), including individual target analytes and associated chemical abstract service numbers. Cleanup criteria exceedances identified in soil and groundwater samples collected from the subject property are summarized in table below: Summary of Soil and Groundwater Exceedances Parcel Address (ID Number) Soil Exceedances of the Part 201 Cleanup Criteria/Screening Levels Groundwater Exceedances of the Part 201 Cleanup Criteria/Screening Levels • 29311 South Wixom Road (22-07-200-012) VOCs: DWP(R/NR), GSIP, SVII(R/NR), Csat, RIASLe(R/NR) PNAs/SVOCs: GSIP, DC(R) PCBs: None Metals: DWP(R/NR), GSIP, DC(R) Mercury: RIASLs*(R/NR) VOCs: DW(R/NR),GSI, RIASLs*(R/NR) PNAs/SVOCs: None PCBs: None Metals: DW(R/NR), GSI Chloride: DW(R/NR) R = Residential NR = Nonresidential OW = Drinking Water DWP = Drinking Water Protection PM Environmental, Inc. Page 11 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project No. 01-9630-0-0003, May 14, 2018 GSI = Groundwater Surface Water Interface GSIP = Groundwater Surface Water Interface Protection SVII = Soil Volatilization to Indoor Air Inhalation DC = Direct Contact Csat = Soil Saturation Concentration Screening Levels RIASLs = Recommended Interim Action Screening Levels Media-Specific Volatilization to Indoor Air Interim Action Screening Levels, August 2017. The RIASLs are not promulgated cleanup criteria for response activity under Part 201, as amended. 2.1 Subject Property Site Status A location where a hazardous substance is present in excess of the concentrations, which satisfy the requirements of subsection 20120a(1)(a) or (17), is a facility pursuant to Part 201. Section 20120a(1)(a) requirements are the cleanup criteria for unrestricted residential usage. Contaminant concentrations identified on the subject property indicate exceedances of the Part 201/213 Residential and/or Nonresidential DW/DWP, GSI/GSIP, SVII, and DC GCC/RBSLs, and the MDEQ residual LNAPL and Csat screening levels. Therefore, the subject property is a facility, property, and site under Parts 201 and 213 of P.A. 451, as amended, and the rules promulgated thereunder. 3.0 PROPERTY INFORMATION 3.1 Legal Description of Subject Properly A copy of assessing information with the legal description for the subject property is included in Appendix E. 3.2 Map of Subject Property A map of the subject property that depicts the property/parcel boundaries is included as Figure 2. 3.3 Subject Location and Analytical Summary Maps CRA's Phase II ESA Figures (Appendix B) provide scaled maps of the subject property with site structures and soil boring/monitoring well locations, along with soil and groundwater analytical results from CRA's site investigation activities. As indicated in Section 1.4, analytical summary maps included in previous investigation reports listed in that section are incorporated within this BEA by reference. 3.4 Subject Property Location Map Figure 1 provides a scaled area map depicting the subject property location in relation to the surrounding area. Figure 2 provides a scaled map of the subject property with site features. 3.5 Subject Property Address As indicated in Section 1.0, the subject property consists of one parcel of land (Parcel ID: 22-07- 200-012) and is located 29311 South Wixom Road, Wixom, Oakland County, Michigan 48393 (Figure 1). PM Environmental, Inc. Page 12 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project No. 01-9630-0-0003, May 14, 2018 3.6 Subject Spatial Data As depicted in Figure 1, the subject property is located in Township one North (TIN), Range eight east (R.8E) in Section 6 and 7 in Wixom, Oakland County, Michigan. According to the MDEQ Groundwater Mapping Project Website, the center of the subject property is located at latitude 42.50692 north and a longitude of -83.53909 west. 4.0 FACILITY STATUS OF SUBJECT PROPERTY As indicated in Section 2.1, based upon documented exceedances of the 201/213 Residential and/or Nonresidential DW/DWP, GSI/GSIP, SVli, and DC GCC/RBSLs, and the MDEQ residual LNAPL and Csat screening levels, the subject property is a facility, property, and site under Parts 201 and 213 of P.A. 451, as amended, and the rules promulgated thereunder. 4.1 Summary Data Tables The soil and groundwater analytical results for the soil samples collected during CRA's site investigation activities are summarized on CRA's Tables (Appendix C). As indicated in Section 1.4, analytical summary tables included in previous investigation reports listed in that section are incorporated within this BEA by reference. 4.2 Laboratory Reports and Chain of Custody Documentation The laboratory analytical reports and associated laboratory chain of custody documentation for the samples collected during previous site investigations remain on file with the MDEQ. As indicted in Section 1.4, laboratory analytical reports included in previous investigation reports listed in that section are incorporated within this BEA by reference. 5.0 IDENTIFICATION OF BEA AUTHOR This BEA was conducted on May 14, 2018 by Mr. Nicholas Lieder, Staff Geologist, and reviewed by Mr. J. Adam Patton, Manager of Site Investigation Services, PM Environmental, Inc., which is prior to initial ownership/operation. Qualification statements are provided as Appendix F. I declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as defined in §312.10 of 40 CFR 312 and I have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. I have developed and performed the all appropriate inquires in conformance with the standards and practices set forth in 40 CFR Part 312. J. Adam Patton, CHMM Manager of Site Investigation Services 6.0 AA! REPORT OR ASTM PHASE I ESA As indicated in Section 1.3, PM performed a Phase I ESA of the subject property dated May 14, 2018, in conformance with the scope and limitations of ASTM Practice E 1527-13 for the subject PM Environmental, Inc. Page 13 Baseline Environmental Assessment of the Former Ford Wixom Plant Located at 29311 South Wixom Road, Wixom, Michigan PM Environmental, Inc. Project No. 01-9630-0-0003, May 14, 2018 property located 29311 South Wixom Road, Wixom, Oakland County, Michigan 48393. The scope of the Phase I ESA included consideration of hazardous substances as defined in Section 20101(1)(x) of P.A 451 of 1994, as amended, and constituted the performance of an All Appropriate Inquiry in conformance with the standards and practices set forth in 40 CFR Part 312. A copy of PM's May 2018 Phase I ESA is included in Appendix A. 7.0 REFERENCES • Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process, ASTM, ASTM Designation E 1527-13, Published November 2013; • "Part 201 Cleanup Criteria and Part 213 Risk-Based Screening Levels," Revised December 2013 and in accordance with Section 20120a(1); • MDEQ Operational Memorandum No. 2 "Sampling and Analysis," October 22, 2004, Revised July 5, 2007; • MDEQ Guidance Document for The Vapor Intrusion Pathway, Policy and Procedure Number: 09-017, Appendix D Vapor Intrusion Screening Values, May 2013 (with the exception of the rescinded portions (June 2017) Appendix B.3 and Appendix D; • MDEQ Remediation and Redevelopment Division Resource Materials "Non-Aqueous Phase Liquid (NAPL) Characterization, Remediation, and Management for Petroleum Releases" June 2014; • MDEQ Baseline Environmental Assessment Submittal Form EQP 4025 (July 2017); and • Phase I ESA, PM, May 14, 2018. PM Environmental, Inc. Page 14 Tables Environmental & Engineering Services Table 1: Eligible Activities Cost Estimates Pre-Approved Activities Phase II ESA/BEA/DDCC Pre-Approved Activities Sub-Total Department Specific Activities Vapor Mitigation Design and Installation Utility Gasketing Utility Migration Barriers Storm Pond Infiltration Barriers Contaminated Groundwater Management Contaminated Soil Management, Transport and Disposal Oversight, Sampling and Reporting by Environmental Professional Department Specific Activities Sub-Total Site Demolition Demolition Sub-Total Brownfield Plan and Act 381 Workplan 15,000 15,000 15% Contlnaen 2,974,353 450,000 2,524,353 OCBRA Administrative Fee State Brownfield Fund *15% Contingency excludes preparation of Brownfield Plan/381 Work Plan and Pm-Approved Activities 130,000 1,259,018 Total Request MSF Act 381 Eligible Activities MDEQ Act 381 Eligible Activities 320,000 16,829,020 320,000 16,829,020 3,000,000 $ 3,000,000 I 3,000,000 3,000,000 Brownfield Plan and Act 381 Work Plan Preparation 30,000 $ 15,000 $ Brownfield Pan and Act 381 Work Plan Implementation 30,000 15,000 Brownfield Plan and Act 381 Workplan Sub-Total 60,000 20,450 20,460 8,040,000 150,000 45,000 1,340,000 121,000 6,813,020 8,040,000 150,000 45,000 1,340,000 121,000 6,813,020 5tho04C3P4278 state 86..607 Tait i5E77 School Ope rating Te2 Ta. I nereni ent 902012, Estimates 7a ble 2 83tima0ed Taxable Value {VI in2rease 'Rat, Plan Year 'Caroni:rare., 7011 61,i2 Taxab le Valin (4 8,246,910 $ -ili-riated Mew Tif - Incremental Difference 114ew - Sine,/ 460119545261 519200 s 175500 50,0010001 MAW 0'. 9 2016 2017 2019 2019 3,730,910 9 6.246,910 5 8,241,319 $ 8,245,510 $ $ - I - s I - s County Pk 3,1240 0,2345 HCMA 02129 0211159,21146e0e7 01930 Oak ISD Voted 3.0863 02CC 1.5431 County General 4.0440 6260015in6ng 0.4554 City Operating 7_5423 5 0-01 Local 00440 1.1500 [-Safety Path 0.3009 5 Library 1 0309 5 0-005401105,d 35000 3. 6004110101 23,3215 5 - Zoo Authority 0.1560 701.1111. 0.1945 [-loll Water 1.531)9 School Debt 43273 Talml Non-Capturabie Two. 53506 Total capturable 6311141e1 4,9215 '11031 58111,552 53.2721 Total Tax Increment Revenue rnRIAvallable.ior CAANI, - 0 "5E147 of mipturt.11 :narked to begin hi 5016i five years f lowing eon naval of the origInai local Brownfield Plan for the 1.5,4 .•9401 taxable value is set for the year the original local plan WA 07910016 9 19 1 11 1 12 1 13 14 15 08. 17 7920 2021 2022 2023 2024 2029 2025 2027 2023 2029 2030 2031 2022 0,240,310 $ 8,245,912 5,248.910 5 2,541,910 5 8,246,910 5 3,243.910 5 3,240,515 5 3246,910 5 6,246910 $ 6246.910 8 6,246.110 1 5,242,910 $ 8,246910 11,380,0190 1 224150,090 5 23,007,508 25,237,525 1 21,470,257 5 23,704,959 $ 23,542,0E0 $ 24,1E1,429 5 24,425,243 9 24.537,475 7 24,914,151 $ 25.153,292 $ 25,414525 3,243,050 $ 14,533,090 $ 14,710,891 5 14590.906 5 19223,347 5 15,453,049 5 15,695,039 $ 15,934,519 16,176,333 5 16,420,555 0 16.557,241 1 16,915382 5 17.153,915 26,853 $ 87,199 5 22,015 $ 219,340 11,240 $ 17,746 $ 04,172 5 93.1997 2, 97,058 $ 38,520 $ 020,003 5 101,49E 5 201.059 55,121 5 159.055 259.054 $ 2.,091 5 267,170 $ 271,289 $ 271,449 $ 279.411 5 281,395 5 xstok $ 292,032 $ 341.051 1 301,233 74,020 5 342.254 5 547,613 5 3-,037 358,510 5 3E4,037 5 365,620 375.758 0 346.613 330,704 $ 932,44 $ 339,351 5 494,307 738 3.414 3.457 1 3,521 5,575 $ 3,531 5 3,527 $ 3,743 5 2.800 3.157 3,915 5 3,974 5 4,011 659 4494 3.143 5 3.192 3,241 $ 3,291 5 3,341 3,392 $ 3.444 5 3,496 5 3,548 3,601 3,655 513 2.534 3.878 5 2.323 2,969 3,014 5 3,051 $ 3,107 $ 1.134 3,202 3,250 5,299 5 3,113 9,701 44,353 45,557 $ 44,257 46,504 47,708 5 42,440 $ 49,179 $ 41.525 5 50,679 5 51,440 52,209 5 51,514 4,050 22,475 22,778 $ 23,133 23,431 5 21,051 $ 24,219 5 24,533 5 24,962 25.329 5 25.719 5 26,104 5 25,492 57.030 58,714 59,534 $ 50,554 51,502 12,411 $ 51,406 $ 54.475 .2 65,550 04,339 5 62,336 5 08.342 5 69,359 2,579 7,263 7,360 5 7,232 7!W5 $ 7,529 $ 7,634 s 7,752 $ 7,8611 7,317 5 8407 5 6218 8.351 23,704 103,622 111,342 $ 115,275 224,828 5 116599 $ 118,387 $ 120,152 5 122.016 113,659 125,719 127,393 129,497 3,515 16.713 15573 5 17241 17,537 $ 17,207 5 13,049 0,5.025 113,603 5 13.844 5 194,57 $ 19,454 19,743 943 4,560 4,422 5 4,497 4,567 5 4,697 S 4,709 $ 4,750 4,853 5 4,926 5 54805 5,075 5,014 3,395 15,655 15,042 5 14,192 1,441 5 16.615 S 15,551 $ 13.423 17,470 5 17,734 5 18,901 $ 13,270 16,541 11,001 50,66.6 51,611 5 52,416 51,200 S 54,103 1 54,555 $ 53,771 5 56,607 57,472 5 30,135 5 59,207 50,033 79,453 811,669 344 984 1 310,361 355,792 151,275 2 366,1316. $ 173.514 378,96.5 389,773 5 328,193 3 395,361 401,142 500 5 1.427 5 2,250 5 2,171 2,431 5 1.516 5 0_541 S 1.144 10 1.559 5 1,152 5 1,052 3. 1711 5 1,821 611 $ 5.827 5, 2.871 $ 4916 5 2_,25t...2 0,007 5 z oss I 3.099 5 3,145 5 92494 5 3240' $ 2.23 5 4,805 $ 22.236 1 22.072 5 22.322 S 22.292 S 03.1554 274,1 5 24330 5 24,75-0 $ 70.211 5 05..s41 4 13,5-34 5 14 .707 14.152 5 15,302 5 05,535 5 67,377 5 60.990 5 19,118 5 71156 5 72.144 5 73,2,12 5 16,551 5 75,4,2 5 74,596 5 77,735 15921 $ 92.294 5 93,741 5 33.222 $ 51,374 5 95163 $ 91,673 5 1012191 5 102,725 5 104,250 5 105,642 5 107,473 5 109,027 147,470 5 581,914 5 592,603 $ 703,593 5 714,502 5 725,315 0 734,414 $ 747,672 $ 759,018 776,478 3 163.052 9 793,742 $ 805,549 5702 1 012 Tax Incrernent Revenue 5364141e3 Tab.. 7 6400l14Tmoble944.e CPO Increase Rae, 61,59 Tear 18 19 W I 21 71 23 24 I 25 26 27 28 I 29 38 TOTAL •Calend4rYear 2059 Erase Taxa ble 0410a $ 4.246,910 0 Rt1 mated NeuriV 5 25,559,074 5 2034 8.246,570 25.525,765 2055 $ 8,246,910 $ 18135,023 7031 5 0,244,910 $ 26.446,873 2037 0 8,246,910 $ 25,711,542 2031 6 8,246.910 5 26975455 2039 $ 8,246,910 5 27,248,239 2040 5 8,245,910 5 5 27,520,722 5 2041 8245,910 1. 27,795,929 9 2042 2042 1,246,900 1 3,246910 29,073888 $ 29,354,522 2044 6. 6.246,510 0 $ 25,538,174 5 2045 8.145,510 28.924,555 6 5 1 ncrementll Deference It44591,4- easo TO $ 17,422164 $ 17,678866 a c. Wane Rate $ 17,934.113 $ 13,199965 $ 38.454,432 $ 18731,545 5 14811329 5 13273,812 1 13.549.019 $ 19,826,978 $ 20,107,717 0 20,391,264 $ 20,077,645 0 5000e E7mat.st 139461) 8.0000 5 104,533 5 106,073 $ 107,09 $ .121200 5 110,797 5 112.389 5 114,006 0 115.643 0 117.284 5 114,912 0 224,640 $ 122,348 5 174,066 5 2,642,103 1 3723220 5tho.I 494141103-420 175500 .5 305,739 5 310,264 $ 314.314 $ 319.409 S 524,051 5 328.799 $ 323A23 5 336.220 5 343.035 5 942,613 $ 262022 S 357467 9 30,493 School Toni ... 23.3500 $ 410452 5 414,337 1 422.443 5 428,909 0 434,837 $ 441,128 0 447,481 S 455,898 6 460,373 $ 446,309 3 473,537 $ 480324 $ 440,519 1 10,370153 041 [writes, %lase Rate Courrto Pk 5 liC 033490 4,091 S 4,153 5 4,214 $ 4.275 1 41397 5 4,410 $ 4,483 $ 4,527 S 4,532 1 4.657 0 4,723 5 4,790 9 4,857 5 103,438 F40.1A 0.1129 S 3.709 5 2.764 5 3,819 5 3.875 5 3.931 5 2.932 5 4,045 $ 4,272 5 4,192 5 4.121 0 4.281 5 4,341 5 4.402 5 93 751 04k 113460621r4 019505 3487 5 3.447 5 3,493 1 3,240 3 3.601 5 3.663 0 4,305 0 3 759 5 4.502 5 3.666 5 3.921 $ 3,976 $ 4.032 5 35,866 Oak ISO voted 20363 1 53,770 5 54,562 6 55,362 $ 56171 1 56.987 5 57.304 5 58,644 $ 59,485 .5 90,334 5 51.192 5 57.050 $ 63,534 5 63,817 5 1,359,054 accc 1.5931 -5 26384 $ 27,280 $ 27,610 S 28.064 5 21,492 S 28,905 $ 79,321 5 29,741 5 35.156 5 30,655 $ 31,028 $ 31,466 5 31,909 1 679.505 County General 8,0490 5 70,336 5 71,423 5 72,470 5 73,525 5 74,596 1 75,675 $ 76.765 5 77366 5 70,374 5 60,101 5 81,135 $ 62,391 5 93.538 5 1,779,016 School 5114134 0,4864 5 8,474 5 /999 1 8,725 $ 0,052 7 8,981 04 5.131 0 9,242 -5 1.070 $ 3.509 5 4,644 5 9,780 $ 9,913 5 10.058 5 214,186 OW Operating 7,5429 5 131,414 5 133,350 6 139,305 5 137,280 $ 1341.271 5 141.290 5 143.575 5 145,160 5 147,426 5 149,553 5 1.51971 5 153,809 5 155.953 $ 3,321919 COO local Roads 11500 5 70,939 0 10,331 5 22.620 5 20.930 0 21,734 $ 21,541 5 21,851 5 27,165 5 22,481 3 22,801 $ 25.124 1 23,450 5 23,773 $ 506,403 C-53fe130 Path 0,3000 5,227 5 5504 5 1,211 5 4.460 5 3.539 0 5,619 5 5,700 5 5.782 5 5,865 5 5,948 5 1,032 5 6117 S 5203 $ 132,105 Lihrary 17600 5 13,816 5 19893 5 19.373 9 15.656 5 19,442 $ 70,230 5 20521 9 20,816 9 13.193 5 73,414 5 21.212 5 23.023 S 22.332 S 475.578 C-Gty Oor Votnd 3.5000 5 60,978 7 61,1376 5 62.783 9 ogaloa 5 64,526 5 15,190 5 65,165 5 67,468 4 68,422 $ 423,394 0 70.377 1 71,369 $ 72,372 9 1.541,216 Local-1,W 243715 5 407,302 5 844,505 5 419,241 $ 425,360 5 431.541 0 437,784 6 444,090 5 450,428 3 422.990 2 463.316 5 469,246 S 476324 0 463463 8 10,221,650 Rave Zoo Aothorhly 0.0962 04 1,711 0 1,756 5 1.762 1 1,757 5 1,810 0 1,450 5 1.616 5 1,993 0 0,4242 1,947 5 2075 .. 0.000 5 2.031 5 ,IV.17 Art Instk0 te 0.1945 $ 4,519 0 5.735 $ 0489 5 7,640 5 6.991 $ 25,3 $ 3,056 5 3,749 5 4,902 5 3451 5 3,911 9 5,966 5 4.021 1. "1,40 C.0.1. Water 14100 5 26,56 5 77,049 S 279445 9 77945 5 18,251 5 70,450 1 59.072 5 29.493 5 29,,0 5 40,135 5 30,7E5 5 25,192 5 7-1,157 S s':' '04- 600,069 beht 4,5279 5 73,906 5 10.048 5 00.723 5 74,404 5 53,605 5 34.015 $ 86.036 5 37.270 5 08,514 6 83.775 5 31,046 5 52.330 3 53.046 5 .. "-0,044 Total nion.Capturable Two= Total Capturable a/Mg.. Tots) NV lages 03506 5 110,641 $ 112.771 S 113,913 5 115,001 $ 117256 $ 118,957 5 329,670 5 122,400 5 12041 5 125933 3 122,696 5 129,407 5 331,238 6 2.708219 46.9215 53.2721 Total Tax I raventent Revenue (7145 Available for Capture 5 817,474 5 929,518 $ 040,844 6 853,970 0 166379 5 878,381 5 891,571 5 304,356 $ 917,269 S 930.312 3 943,484 5 956,789 5 970,225 1 20,601502 •514r5 of caotura Is marked to be611. in 21716: five years following approval of • Oct ortinal local Brownflold Ran for the Pr44,4r1Y ••Bae taxable value is sat for the year the arigloal or plan was pproverl Page 2 oI2 Developer Maximum Total Reimbursement Proportionality School 2e Local Taxes Local-Only Taxes Total State1019% _.___ .. $ 9,111,734 ... __. $ - $ 9,111,234 Local 49.81% $ 10,161,650 $ $- 1.0,161,650 TOTAL 100.0056 2, 19,272,664 S 19,272,884 MDECI. 84.79% $ 19,403,32) $ - $ 19,403,823 MU 15.21% 5 2,435,030 5 $ 3,480,000 TOTAL 130.050 $ 22,883,323 $ 22,983,823 Estimated Capture Estimated Total Administrative Fees $ 130,000 Years of Plan: 30° State Revolving Fund $ 1,239,315 13FIF Total State Incremental Revenue State Brownfield Revolving Fund (50% of SET1 State Till Available for Reimbursement Total Local Incremental Revenue BRA Ad rnin istrathe Fee ($5,000/year) local Till Available for Reimbursement 2016 2012 2013 $ s $ s _2, s -2, - $ - $ Tax lnonernent Revenue Reimbursement Estimates Table 3 It IA 15 Total State 3, Local Till Available 2020 2021 I 74,020 $ 342,254 5 9,419 $ 43,599 S 64,590 $ 258,555 $ 73,459 $ 339,100 $ 5,000 $ 5,900 $ 68,459 $ 334,660 $ 2022 I 2023 1 2014 I 2325 I 2026 I 2027 I 347,619 $ 353,057 $ 353,513 $ 3E4,037 S 369,620 $ 375,250 2, 44,233 $ 44,973 $ 45,673 2, 46,374 S 47,085 $ 47,804 $ 303,336 $ 308,064 $ 312,840 $ 317,523 2, 322,534 $ 927,454 $ 2028 , 2029 2030 I 380,933 5 386,704 $ 392,514 48,529 5 49.262 $ 50,002 382,424 $ 337,443 $ 342,312 303,773 $ 389,330 5,000 $ 5,0403 378,773 $ 324,535 344,984 350,361 $ 355,792 $ 361,278 $ 316,818 S 372,414 $ 378,555 5 5,000 5,020 $ 5,000 $ 5,000 $ 5,003 $ 5,000 $ 5,000 339,98.1 345,361 $ 350,792 $ 355,278 $ 351,813 $ 367,414 $ 373,065 133,049 .5 633455 $ 643,320 $ 633,426 $ 663,115 5 073,941 $ 634,352 2, 634,368 0 7135,489 $ Beginning galance DEVELOPER $ 22,882,823 $ 22,883,823 I $ 22,883,823 $ 22,883,313 $ 22,750,774 I $ 22,117,450 I 5 21,474,133 $ 20,820,712 I $ 20457,080 I .$ 15,400,13.9 5 18,780,757 I $ 18403,810 2, 17,383,430 $ 14682,232 I 2, 15,855404 I DEVELOPER Reimbursement Hatence „32,509,823 5 5 - - $ 3,480,000 $ 3,480,000 $ MST Non-Environ mental Cash State Tax Reimbursement Local Tax Reimbursement Total MSF Reimbursement Balance MDECI Environmental Only State Tax Reimbursement Local Tax Reimbursement Total MDECL Reimbursement Balance $ 3,400,000 $ 15,403,823 2 $ $ 3,480,000 5 3,480,000 -2, - .2, - 19,403,823 $ 19,402,823 $ - $ - $ 19,403,823 $ $ - $ 29,403,823 $ 0,822 $ 10,411 5 3,459,767 5 54,768 $ 58.048 $ 12,252,007 $ 45,417 $ 50,893 $ 3,363,457 $ 253,218 $ 233,763 $ 18,754,002 $ 46,129 $ 51,702 $ 3,265,625 $ 257,207 $ 288,282 $ 20,208,513 $ 46,548 $ 52,520 $ 2,166,258 $ 261,216 5 295,841 $ 11,5$4404 $ 47,574 $ 53,340 $ 3,065,337 $ 265,263 $ 297,447 $ 17,092,743 $ 48,303 $ 34,103 $ 2,962850 $ 269,355 $ 302,098 $ 16,520,290 $ 49,049 55,023 $ 2,858,778 2, 273,436 $ 306,795 $ 15,940,009 $ 49,797 $ 55,874 $ 2,753,103 $ 777.058 $ 311,540 $ 15,350811 $ 50,552 51,316 $ 52.087 56,733 2, 57,601 2, 53,478 2,645825 $ 21236906 $ 2,420342 281,871 $ 286,127 $ 290,415 316,332 $ 321,172 $ 326,051 14,752,608 $ 14145,300 $ 13,528,823 Total Annual Developer Reimbursement 5 .2, -2, 133,049 $ 633,315 5 643,320 $ 653,426 $ 663,632 $ 673,941 $ 684,352 $ 604,863 $ 705,439 $ 716,216 $ 722,050 LOCAL BROWNFIELD REVOLVING FUN( LBRF Deposit. State Tax Capture Local Tax capture Total LBW Capture *30 ye a rs, from th a start of capture in 2011 - s - -s - - s _2, - - s - -s - s Page 1 of 2 Total State le local DR Available DEVELOPER DEVELOPER Reimbursement Bolan. MSS Non-Environmentel Costs State Tax Reimbursement Local Tax Reimbursement Total nil9F Reimbursement Balance IVIDECI Environmental Costs State Tax Reimbursement Local Tax Reimbursement Total NIDEQ Reimbursement Balance Total Annual Developer Reimbursement Tax Increment Revenue Reimbursement Estimates Table 3 16 17 18 59 20 21 22 23 24 25 26 27 28 29 30 2031 I 2032 Total State Incremental Revenue 5 398,381 $ 404,307 $ State Brownfield Revolving Fund (50% of 5E71 $ 50.749 $ 51,504 $ State TIR Available for Reimbursement $ 347,632 $ 352,803 3 2033 2034 2035 2036 2037 2038 j 2039 I 1043 I 2041 I 2042 I 2043 j 2044 410,292 $ 416,337 $ 422,443 $ 428,609 3 434,837 $ 441,128 $ 447,481 3 453,898 $ 460,379 $ 466,925 $ 473,537 S 482,214 $ 52,266 $ 53,037 5 53,814 $ 54,600 $ 55,393 $ 56,195 $ 57,004 S 57,821 $ 58,647 $ 59,481 $ 60,323 3 62,174 358,025 $ 363,300 5 368,628 3 374,039 $ 379,444 S 384,933 $ 390,477 $ 396,077 $ 401,732 3 407,444 3 413,214 419,049 $ 2045 TOTAL 486,959 $ 10,370253 5 1,259,318 485,959 $ 9 111 714 Total Local Incremental Revenue 395,361 0 401,242 5 407,182 3 413,181 3 419,241 3 425,360 $ 431,541 0 437784 3 444,090 $ 450,458 $ 458,050 0 463,386 $ 469,545 $ 476,574 3 485,258 1.0,291,550 BRA Administrative Fee ($5,000/9ear) 5,000 $ 5,000 S 5,000 3 5,000 5,000 $ 5,000 $ 5.000 $ 5,000 3 5,000 $ 5,000 5 5,000 $ 5,000 0 5,000 $ 5,000 S 5.000 5 130,000 Local Ille Ave liable for Reimbursement 395,361 $ 396,242 $ 402,182 3 408,181 $ 414,241 $ 420,160 $ 429,541 $ 432,784 $ 439,091 $ 445,458 $ 451,850 $ 458,335 $ 454,545 $ 471574 $ 478,268 $ 10,161,650 737,993 $ 748,045 $ 760,208 3 771482 $ 702,869 $ 734,370 0 805504 $ 017,718 $ 829,567 $ 841535 5 053,022 $ 865,031 $ 878,161 3 590,615 $ 954114 $ 13,174684 $ 15,214171 14,468,126 I $ 14707,919 I $ 12,936A37 I $ 13,153468 I $ 11,354199 I $ 10,553,213 I $ 9,735,495 $ 4905,929 I $ 8,064,394 $ 7,210,771 0 6,344,941 I $ 4466,780 I $ 4576,165 I $ 3,614939 I $ 52,865 5 53,652 3 54,446 $ 55,248 3 56,038 0 56,877 $ 57,703 $ 58,538 0 59,331 $ 60,232 3 61,092 $ 61,961 3 62,838 $ 63,725 $ 74,053 3 1,300,508 $ 59,363 5 00,259 $ 61,151 $ 02,070 $ 62,995 0 03,925 3 64,805 $ 65,815 3 65,772 $ 67,742 $ 08,720 $ 69,708 $ 70,706 5 71,713 5 72,731 0 1,545,307 $ 2,314113 $ 3,204104 3 2084,597 6 1,967,176 $ 1248,223 $ 3,727,422 $ 3,604,353 3 4464305 $ 1,354,347 $ 1,226,372 $ 1,099,569 $ 964,991 $ 833,347 3 695,909 $ 549,124 294,766 3 299,151 $ 303,580 5 508,052 3 312,570 3 317,133 S 321,741 $ 326,395 $ 531,095 3 335,844 S 340,540 $ 345,483 3 350,375 $ 355,316 5 412,906 $ 7,725,666 $ 330,998 $ 335,985 341,021 346,103 $ 353,246 $ 356,435 $ 361,676 $ 366,970 $ 372,316 3 377,716 $ 383,170 $ 3E18,678 5 394,242 $ 399,861 5 405,536 $ 9,616,343 5 12903,058 $ 12,267,922 $ 11,623,321 10,969,161 $ 10,305,345 $ 9,631,777 $ 4948,360 $ 8,254,994 $ 7,553,582 $ 6,838,021 $ 9,114,212 $ 5,384953 5 4,635,433 3,880,256 $ 4061,814 $ 737,993 $ 749,040 $ 760,208 $ 771,482 5 784869 $ 794,370 $ 805,986 $ 817,718 $ 829,567 $ 941,335 $ 853,622 $ 865,831 5 879,161 0 690615 $ 965,226 1 5 19,222,584 LOCAL BROWNFIELD REVOLVING FU NI 0385 Deposits State Tax Capture Local Tax Capture Total LBRF Capture 530 years, from the start of capture in 2016 - .5 - s - s - - 5 -s - 5 - $ - - 5 5 - s -3 - 3 5 - 5 Page 2 of 2 FISCAL NOTE (MISC. #18405) December 6, 2018 BY: Commissioner Thomas Middleton, Chairperson, Finance Committee ECONOMIC DEVELOPMENT AND COMMUNITY AFFAIRS - RESOLUTION APPROVING THE PROVISIONS OF A BROWN FIELD PLAN AMENDMENT FOR THE FORD WIXOM - CITY OF WIXOM PROJECT To the Oakland and County Board of Commissioners Chairperson, Ladies and Gentlemen: Pursuant to Rule XII-C of this Board, the Finance Committee has reviewed the above referenced resolution and finds: 1. The resolution authorizes an amendment to the Brownfield Plan for the Ford Wixom in the City of Wixom. 2. The original Brownfield Plan was adopted by the Board of Commissioners on November of 2011 via Miscellaneous Resolution #11283 to restore the environmental and economic viability of these parcels. 3. The new developer for the site, Detroit Wixom, LLC. has requested an amendment to the previously approved Brownfield plan. A Brownfield clean up and redevelopment plan amendment (the "Plan") has been prepared to restore the environmental and economic viability of these parcels. 4. The cost of these eligible plan activities will be reimbursed to the new developer Detroit Wixom, LLC. 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 $19,272,884 of total tax capture over a twenty-six (26) year period ($1,779,016 estimated for County General Operating and $103,438 estimated for Parks and Recreation). 5. Total tax capture consists of the following: Developer Reimbursement $ 19,272,884 State Revolving Fund $ 1,259,018 OCBRA Admin Fees $ 130,000 Total Tax Capture $ 20 6.] 902 6. No budget amendment is required as the budget already includes estimated tax capture offsets. Commissioner Thomas Middleton, Distra#4 Chairperson, Finance Committee FINANCE COMMITTEE VOTE: Motion carried unanimously on a roll call vote with Kowall absent. Resolution #18405 December 6, 2018 Moved by Kochenderfer supported by Bowman the resolutions (with fiscal notes attached) on the amended Consent Agenda be adopted (with accompanying reports being accepted). AYES: Crawford, Gershenson, Gingell, Hoffman, Jackson, Kochenderfer, KowaII, McGillivray, Middleton, Quarles, Spisz, Taub, Tietz, Weipert, Woodward, Zack, Berman, Bowman. (18) NAYS: None. (0) A sufficient majority having voted in favor, the resolutions (with fiscal notes attached) on the amended Consent Agenda were adopted (with accompanying reports being accepted). ' APPROVE THIS RESOWTION CHIEF DEPUTY COUNTY EXECUTIVE ACTING PURSUANT TO MCI. 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 December 6, 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 6th day of December, 2018.