HomeMy WebLinkAboutResolutions - 2021.10.13 - 34911AKL
CO U N T Y M I C H I GAN
BOARD OF COMMISSIONERS
October 13, 2021
MISCELLANEOUS RESOLUTION 421-387
Sponsored By: William Miller III
IN RE: Orion Meijer Brownfield Project
Chairperson and Members of the Board:
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 known as the Oakland County Brownfield Redevelopment Authority (OCBRA) to facilitate the cleanup
and redevelopment of Brownfields within Oakland County's communities; and
WHEREAS the Orion Meijer site in the Charter Township of Orion (the "Property") is defined as a facility
under state statute; and
WHEREAS a Brownfield clean up and redevelopment plan (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 Charter Township of Orion 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 Charter Township of Orion relating to the Orion Meijer
redevelopment in the Charter Township of Orion; and
WHEREAS the developer, Meijer Inc. will assume Brownfield related eligible activity development costs
estimated at $1,249,021 Costs include baseline environmental assessments, asbestos abatement, vapor barrier
histallation and demolition activities; and
WHEREAS the cost of these eligible plan activities will be reimbursed to the developer by the OCBRA from
tax capture based on the incremental difference on the taxable value of the property over a sixteen (16) year
period. Total tax capture consists of the following:
Developer Reimbursement $1,249,021
Local Brownfield Revolving Fund $37.930
State Revolving Fund $37,265
OCBRA Admin Fees $80,000
Total Tax Capture $1,404,216
NOW THEREFORE BE IT RESOLVED that the Oakland County Board of Commissioners does hereby
adopt the Brownfield Redevelopment Plan to be carried out within the Charter Township of Orion, relating to
the Orion Meijer redevelopment.
BE IT FURTHER RESOLVED that a public hearing on the adoption of the Brownfield Plan approved by the
Oakland County Brownfield Redevelopment Authority for the Orion Meijer redevelopment in the Charter
Township of Orion shall be held on October 13 2021, at 6:00 PM in the Oakland County Board of
Commissioners' Auditorium, 1200 North Telegraph Road, Pontiac, Michigan.
BE IT FURTHER RESOLVED no budget amendment is required as the budget already includes tax capture
offsets.
Chairperson, the following Commissioners are sponsoring the foregoing Resolution: William Miller III.
l
David Woodward, Commissioner
Hilarie Chambers, Deputy County Executive II
Date: October 13, 2021
Date October 14, 2021
t;
Date: October 15, 2021
Lisa Brown, County Clerk / Register of Deeds
COMMITTEE TRACKING
2021-10-06 Economic Development & Infrastructure - recommend to Board
2021-10-13 Pull Board
VOTE TRACKING
Motioned by Commissioner Gary McGillivray seconded by Commissioner Christine Long to adopt the attached
Resolution: Orion Meijer Brownfield Project.
Yes: David Woodward, Michael Spisz, Karen Joliat, Kristen Nelson, Eileen Kowall, Christine Long, Philip
Weipert, Gwen Markham, Angela Powell, Thomas Kulm, Charles Moss, Marcia Gershenson, Adam L.
Kochenderfer, Yolanda Smith Charles, Charles Cavell, Penny Luebs, Janet Jackson, Gary McGillivray,
Robert Hoffman (19)
No: None (0)
Abstain: None (0)
Absent: Commissioner Miller 11I, Commissioner Gingelt (2)
The Motion Passed.
ATTACHMENTS
ED&1 Packet Orion Meijer
STATF OF MICHIGAN)
COUNTY OF OAKLAND)
L 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 October 13, 2021,
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 Circuit Court at Pontiac,
Michigan on Friday, October 13, 2021.
Lisa Brown, Oakland County Clerk / Register of Deeds
ESTABLISHMENT OF A COMMITTEE FOR THE ORION MEIJE:R,
BROWNFIELD SITE SEPTEMBER 1, 2021
WHEREAS, per the Oakland County Brownfield Redevelopment Authority
(BRA) Bylaws. Article II Section 9. 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, Peter Menna (Oakland County BRA) and Chris Barnett (Supervisor,
Orion ToNvnship) have been designated to serve on the Local Host Committee since
August 16, 2021 for the Orion Meijer project.
WHEREAS, all parties involved with this project and the specific persons
nominated for this committee have been meeting about this project starting on August
23rd of 2021: and,
THEREFORE, be it resolved. to approve and ratify the appointment of Peter
Menna (Oakland County BRA) along with Chris Barnett (Supervisor, Orion Towlrship)
to serve on the Orion Meijer project committee.
Yeas- Trigger, Tighe, Jamieson, Menna. Webster, Woodward
Nays -
Peter Webster
Chairperson, Oakland County Brownfield Redevelopment Authority
RESOLUTION TO APPROVE A BROWNI:IELD REDEVELOPMENT PLAN.
FOR THE ORION MEIJEIZ BROVVNFIELD SITE
SEPTEMBER 1, 202t
WHEREAS, the Orion Meijer site has been an underutilized parcel and a facility
under state statute; and,
WHEREAS, a clean up and redevelopment plan has been established to restore
the economic viability of this parcel; and,
WH I RE.AS, the local host committee consisting of Peter iMemra from the
OCBRA and Chris Barnett from Orion Township have met and have recommended the
approval of the Brownfield plan; and,
GUI IEREAS, the BRA Board has reviewed the proposed plan; now,
THEREFORE, BE IT RESOLVED, the Brownfield Plan for the Orion Meijer
project is hereby approved by the OCBRA on September 1, 2021; provided that,
1. 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.
2. Developer reimbursement will not exceed $1,037,626 in local tax capture.
BE IT FURTHER RESOLVED, to recommend the adoption of this plan by the
Oakland County Board of Commissioners, and its Finance and Infrastructure Committee.
Yeas- Menna, Woodward, Jamieson, Tighe, Trigger, Webster
Nays -
Peter Webster
Chairperson, Oakland County Brownfield Redevelopment Authority
CHARTER TOWNSHIP OF ORION
COUNTY OF OAKLAND
STATE OF MICHIGAN
SOUTHFOR 1107
At a regular meeting of the Township Board of the Charter Township of Orion, Oakland
County, Michigan (the "Township'), held on the 19`h day of My 2021.
PRESENT:✓Ywt;sYt, sirt2,21�71bcd)&Yruo l ViYk jr�pt�S t i IYv(
ABSENT: mom E
The following Resolution was offered by Cl-eY�' S ilu h 5 and seconded
by i Y tt S4-e-P-
WHEREAS, the Brownfield Redevelopment Financing Act, being Act 381 of the Public
Acts of 1996, as amended (the "Act"), provides for the establishment of a Brownfield
Redevelopment Authority ("BRA") to facilitate the cleanup and redevelopment of Brownfields;
and
WHEREAS, Orion Township has not created a Brownfield Authority; and
WHEREAS, the County of Oakland has established the Oakland County Brownfield
Redevelopment Authority and Board ("OCBRA") whose charge is to support the cleanup and
redevelopment of environmentally contaminated and previously used development sites that
Promote economic development in Oakland County; and
WHEREAS, Orion Township has a Brownfield project known as the 1 107 South Lapeer
Project that it wishes to have reviewed and processed by t )CBRA; and
WHEREAS, OCBRA was created by Oakland County pursuant to MCL 125.2651 el
seq. to assist jurisdictions like Orion Township that do not have their own Brownfield Authority;
and
WHEREAS, the Board of Trustees and OCBRA have determined a need to continue to
identify, assess, and implement the cleanup and redevelopment or reuse of Brownfield sites to
encourage economic development; and
WHEREAS, OCBRA is prepared to assist Orion Township by reviewing the proposed
1107 South Lapeer Project, provided that Orion Township acknowledges certain rights to
recover costs and fees; and
WHEREAS, Orion Township will have the opportunity to provide public comment on
any Brownfield plan (including the amount of any administrative fee to be collected and the
amount captured for the revolving loan fund) before it is finally adopted by OCBRA and/or the
Oakland County Board of Commissioners.
NOW, THEREFORE, BE IT RESOLVED THAT Orion Township requests that the
OCBRA undertake review of the 1107 South Lapeer Project; and
BE IT FURTHER RESOLVED THAT Orion Township acknowledges and
understands that OCBRA or Oakland County intends to collect an administrative fee from the
new tax increment revenues generated by the developer not to exceed $5,000 annually for the
duration of the plan, and capture and collect from the new tax increment revenues generated by
the developer an amount up to $1,249,021 and that such funds will be placed in the OCBRA's
revolving loan fund for future remediation projects, which will be specified in detail in any
Brownfield Plan before it is finally adopted.
RESOLUTION DECLAREDADOPTED,
YEAS: Co
NAYS:
ABSTENTIONS:
CERTIFICATION
STATE OF MICHIGAN )
) ss
COUNTY OF OAKLAND )
I hereby certify that the foregoing is a true and complete copy of a Resolution adopted at
a regular meeting of the Charter Township of Orion, Oakland County, Michigan, on the
day of July, 2021, the original of which is on file in my office.
�1 rr�
IN WITNESS WHEREOF, I have hereunto affixed my official signature thiso day of
July, 2021.
Clerk Penny Its
Charter Township of Orion
At a regular meeting of the Township Board of the Charter Township of Orion, Oakland County,
Michigan (the "Township'), held on the 101 day of July 2021.
PRESENT: Barnett, Shults, Steele, Bimey, Dalrymple, Flood, Urbanowski
ABSENT: None
The following Resolution was offered by Clerk Shults and seconded by Trustee Flood:
WHEREAS, the Brownfield Redevelopment Financing Act, being Act 381 of the Public Acts of 1996,
as amended (the "Act"), provides for the establishment of a Brownfield Redevelopment Authority and Board
("BRA") to facilitate the cleanup and redevelopment of Brownfields; and
WHEREAS, the County of Oakland has established the Oakland County Brownfield Redevelopment
Authority and Board ("OCBRA") whose charge is to support the cleanup and redevelopment of
environmentally contaminated and previously used development sites that promote economic development in
Oakland County; and
WHEREAS, the Township Board and OCBRA have determined a need to continue to identify, assess,
and implement the cleanup and redevelopment or reuse of Brownfield sites to encourage economic
development; and
WHEREAS, Orion Township sbares common concerns and challenges in the identification, assessment,
and successful redevelopment of previously used and potentially contaminated sites; and
WHEREAS, the facility located at 1107 South Lapeer, as defined under the Act, in Orion Township
may be developed as a Brownfield site; and
WHEREAS, a Brownfield clean up and redevelopment plan (the "Plan") will be used to restore the
environmental and economic viability of this facility which OCBRA has reviewed and approved; and
WHEREAS, pursuant to OCBRA Bylaws, a local committee will participate in discussions regarding
the proposed plan and project, review the plan, and recommend its approval; and
WHEREAS, the OCBRA, pursuant to and in accordance with Section 13 of the Act, shall consider
recommending that the Oakland County Board of Commissioners approve the Brownfield Plan to be carried out
within Orion Township, relating to the redevelopment of the facility located at 1107 South Lapeer (the
"Facility"); and
WHEREAS, the Township Board will have reasonable opportunity to express their views and
recommendations regarding the Plan in accordance with Sections 13 of the Act.
NOW, THEREFORE, BE IT RESOLVED THAT the Township Board hereby endorses the
development of a Brownfield Plan for approval by the Oakland County Board of Commissioners and
implementation of the Plan by OCBRA; and
BE IT FURTHER RESOLVED THAT should any section, clause or phrase of this Resolution be
declared by the courts to be invalid, the same shall not affect the validity of this Resolution as a whole nor any
part thereof other than the part so declared to be invalid.
BE IT FURTHER RESOLVED THAT all resolutions or parts of resolutions in conflict with any of
the provisions of this Resolution are hereby repealed.
RESOLUTION DECLARED ADOPTED.
YEAS: 6
NAYS: 1
ABSTENTIONS: 0
CERTIFICATION
STATE OF MICHIGAN )
) ss
COUNTY OF OAKLAND )
I hereby certify that the foregoing is a true and complete copy of a Resolution adopted at a regular
meeting of the Charter Township of Orion, Oakland County, Michigan, on the 19" day of July, 2021, the
original of which is on file in my office.
IN WITNESS WHEREOF, I have hereunto affixed my official signature this 196 day of July, 2021.
A IV
Clerk Penn�hults
Charter Township of Orion
2
OAKLAND COUNTY
BROWNFIELD PLAN
MEIJER DEVELOPMENT
LOCATED AT 1107 SOUTH LAPEER ROAD
ORION TOWNSHIP, MICHIGAN
June 22, 2021
Approved by Orion Township Board: July 19, 2021
Approved by BRA:
Approved by Township Council:
Prepared on Behalf of:
Meijer, Inc.
2350 Three Mile Road NW
Grand Rapids, MI 49544
Contact Person: Ms. Ashley Mack, Real Estate Manager
Telephone: (616) 240-5982
Prepared Bv:
PM Environmental, Inc.
4080 West Eleven Mile Road
Berkley, Michigan 48072
Contact Person: Jessica DeBone
Telephone: (616) 328-5297
Brownfield Plan for the proposed Meijer Development
Located at 1107 South Lapeer Road, Orion Township, Michigan
PM Project No. 01-12856-0-0005; 6/22/2021
TABLE OF CONTENTS
PROJECTSUMMARY............................................................................................................. 1
I. INTRODUCTION AND PURPOSE.................................................................................. 2
GENERALPROVISIONS................................................................................................ 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(p))......................................................3
C. Summary of Eligible Activities and Description of Costs (Sec. 13(2)(a-b))........................4
D. Estimate of Captured Taxable Value and Tax Increment Revenues (Sec. 13 (2)(c)).........6
E. Method of Brownfield Plan Financing and Description of Advances by the Municipality
(Sec. 13 (2)(d)).................................................................................................................6
F. Maximum Amount of Note or Bonded Indebtedness (Sec. 13 (2)(e))................................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-1))....................9
K. Other Material that the Authority or Governing Body Considers Pertinent (Sec. 13 (2)(m)) .
.........................................................................................................................I.........9
ATTACHMENTS
Attachment A Legal Description
Attachment B Property Location Boundary
Attachment C Preliminary Site Plans and Renderings
Attachment D Documentation of Eligibility
TABLES
Table 1: Estimated Costs of Eligible Activities
Table 2: Tax Increment Revenue Capture Estimates
Table 3: Tax Increment Reimbursement Estimates
Brownfield Plan for the Orion Township Meijer Development
Located at 1107 South Lapeer Road, Orion Township, Michigan
PM Project No. 01-12856-0-0005; 6/22/2021
PROJECT SUMMARY
Project Name: Orion Township Meijer
Project Location: The property is located at 1107 South Lapeer Road in
Township four north JAN), Range ten east (R.10E), Section
14, Orion Township, Oakland County Michigan 48360 (the
"Property').
Type of Eligible The subject property is determined to be "Facility" and
Property: adjacent and contiguous to a "Facility"
Eligible Activities: Work Plan Approval Exempt Activities, Department Specific
Activities, Demolition Activities, Asbestos Abatement Activities
and Preparation of a Brownfield Plan and Act 381 Work Plan.
Developer Reimbursable $1,249,021
Costs:
Years to Complete 16 Years from start of capture. Reimbursement period is not
Reimbursement: to exceed 20 years from start of capture.
Estimated Capital Approximately $27 million (including Acquisition, Hard and
Investment: Soft Costs)
Project Overview: This project includes demolition, of an existing structure for the
new construction of a Meijer grocery store, a family owned and
privately held company that currently operates 257 stores across
6 midwestern states. This expansion will bring Orion Township
its very first Meijer location. As the company continues to grow,
the new location will provide stimulus and improve the quality of
life to the township by providing residents with fresh food
offerings including high quality produce, bakery items, and deli
while removing a large, vacant eyesore for the community. It is
estimated that 100 full time equivalent (FTE) construction lobs
and 150 new permanent jobs anticipated to equate to 100 FTEs
will be created in association with this project.
PM Environmental, Inc.
Page 1
Brownfield Plan for the Orion Township Meijer Development
Located at 1107 South Lapeer Road, Orion Township, Michigan
PM Project No. 01-12856-0-0005; 612212021
INTRODUCTION AND PURPOSE
In order to promote the revitalization of environmentally distressed, historic, functionally obsolete
and blighted areas within the boundaries of Oakland County ("the County'), the County has
established the Oakland County Brownfield Redevelopment Authority (OCBRA) the "Authority"
pursuant to the Brownfield Redevelopment Financing Act, Michigan Public Act 381 of 1996, as
amended ("Act 381").
The purpose of this Brownfield Plan (the "Plan") is to promote the redevelopment of and
investment in the eligible 'Brownfield" Property within the County and to facilitate financing of
eligible activities at the Brownfield 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 revitalization of eligible sites, commonly
referred to as "Brownfields." By facilitating redevelopment of the 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.
The identification or designation of a developer or proposed use for the Brownfield Property that
is subject to this Plan shall not be integral to the effectiveness or validity of this Plan. This Plan
is intended to apply to the eligible property identified in this Plan and, to identify and authorize
the eligible activities to be reimbursed utilizing tax increment revenues. Any change in the
proposed developer or proposed use of the eligible property shall not necessitate an amendment
to this Plan, affect the application of this Plan to the eligible property, or impair the rights available
to the Authority under this Plan.
This Plan is intended to be a living document, which may be modified or amended 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
GENERAL PROVISIONS
A. Description of the Eliaible Prooertv (Section 13 (21(h)) and Protect
The Eligible Property consists of two (2) legal parcels totaling approximately 7.56 acres with a
street address of 1107 South Lapeer Road (also known as 1025 South Lapeer Road), Orion
Charter Township, Oakland County, Michigan. The parcels and all tangible personal property
located thereon will comprise the eligible property and is referred to herein as the "subject
property"
The subject property is located on the South Lapeer corridor, bounded by the property line to the
north, east, and south, and South Lapeer Road to the west. Individual parcel information is
outlined below.
Property Address I Farmer Parcel ID Approximate Eligibility
Acreage
1107 South Lapeer Road 09-14-226-008 6.41 1 Facility
No Address 09-14-226-001 1.15 1 Adjacent and Contiguous
PM Environmental, Inc.
Page 2
Brownfield Plan for the Orion Township Meijer Development
Located at 1107 South Lapeer Road, Orion Township, Michigan
PM Project No. 01-12856-0-0005; 612212021
Meijer Inc., a Michigan Corporation LLC, the project developer ("Developer") is a family owned
and privately held company that operates 257 stores across 6 states — Michigan, Ohio, Indiana,
Kentucky, Illinois and Wisconsin. The company was founded in 1934 and revolutionized retail in
1962 by breaking down barriers between selling groceries, clothing, hardware and other general
merchandise by developing the first supercenter concept. Meijer's headquarters are located in
Grand Rapids and employs over 70,000 team members.
The parcel is currently zoned General Business, the subject property is partially developed with
an 86,115 square foot vacant commercial building and parking lot in an area characterized by
commercial and retail uses. Zoning will remain the same and permits the proposed future use.
Standard and other historical sources were able to document the subject property was developed
prior to 1937 with agricultural fields. Additionally, a portion of a small residential orchard was
present in the northeastern portion of the subject property. By the 1960s, the orchard was fallow
and agricultural activities had ceased. The current building was constructed in 1977 as a Kmart
retail store and automotive service center. A garden center addition was constructed to the
southeastern portion of the building in 1997. The automotive service center was closed in
approximately 2002 and the Kmart retail store closed in approximately 2019. The store was
temporarily leased in the summer and fall of 2019 to a seasonal Halloween store and has
otherwise been vacant since that time.
The subject property's legal description is included in Attachment A. Parcel location maps are
included in Attachment B.
Meijer is proposing to launch a brand-new store format in Orion Township which will be
approximately 90,000 square feet, considerably smaller than a typical Meijer supercenter. The
new format will focus on food offerings including high quality produce, bakery items and deli with
a full range of beer, wine, and liquor. A limited amount of general merchandise will also be
offered. The store will provide customers with a full -service pharmacy with drive-thru and a
dedicated pick-up space to accommodate the increase in demand for buy online, pick up in store.
Meijer's goal is to provide the community with the same convenience, value, and service the
supercenters offer but in a new, smaller exciting format. To prepare the property for reuse, the
existing 86,115 square foot building will be demolished, requiring extensive shoring and
reinforcement to ensure the structural integrity of the adjoining property. Improvements to the
parking lot, sidewalks, and curbs will also take place, with an approximate total of 285 spaces to
serve the store's customers. Landscaping will be added along Lapeer Road to create an
improved greenway and presence from the Lapeer Road corridor.
Demolition activities are anticipated to begin in the fall of 2021 with project completion in the fall
of 2022. Meijer will invest an estimated $27 million in the development and create approximately
100 FTE construction jobs and 100 FTE permanent jobs as a result of the investment.
Preliminary site plans and renderings are included in Attachment C.
B. Basis of Eligibility (Section 13 (2)(h) and Section 2(p))
The subject property is considered "Eligible Property" as defined by Act 381, Section 2 because:
(a) it was previously utilized or is currently utilized for a commercial purpose; and, (b) the parcel
comprising the subject property has been determined to be a "Facility" and adjacent and
contiguous to a "facility' and estimated to increase the captured taxable value of the subject
property.
PM Environmental, Inc.
Page 3
Brownfield Plan for the Orion Township Meijer Development
Located at 1107 South Lapeer Road, Orion Township, Michigan
PM Project No. 01-12856-0-0005; 612212021
The following onsite Recognized Environmental Conditions (RECs) were identified for the subject
property in PM Environmental, Inc's (PM) February 2021 Phase I Environmental Site
Assessment (ESA):
A 2014 site investigation conducted at the subject property included two sub -slab soil gas
samples in the former automotive service center in the southwestern portion of the
building. Analytical results documented concentrations of chlorinated solvents that
exceed the previous vapor intrusion screening levels (VISLs) under the May 2013 the
Michigan Department of Environment, Great Lakes, and Energy (EGLE) guidance. The
source of the chlorinated solvent soil gas results was not adequately assessed.
Additionally, current EGLE guidance for sampling and evaluation of the Volatilization to
Indoor Air Pathway (VIAP) has changed since the 2013 guidance document. Based on
the documented levels of chlorinated solvents in the previous soil gas sampling, the
potential exists for a vapor intrusion condition to be present at the subject property.
During the site reconnaissance, PM observed remnants and/or evidence of at least seven
in -ground hoists within the former service center in the southwestern portion of the
building. The hoists were installed in 1977 and have been out of use since approximately
2002. In -ground hoists have an underground reservoir for hydraulic fluids, which can also
contain polychlorinated biphenyls (PCBs). Although a previous subsurface investigation
completed in 2014 included sampling in the vicinity of the hoists, the borings were
advanced to a maximum depth of 4.0 feet below ground surface (bgs). In PM's
experience, hoist systems typically extend 8.0 to 10.0 feet bgs, and therefore, the
previous borings were not adequate to assess the potential for a release from the hoist
systems.
On March 15, 2021, PM completed subsurface investigation activities at the subject property to
assess the onsite RECs identified in PM's February 2021 Phase I ESA. The scope of work
consisted of advancing four soil borings (SB-1 through SB-4) to a maximum depth of 25.0 feet
below ground surface (bgs), installing one temporary monitoring well (SB/TMW-2), and installing
two temporary sub -slab sampling points (SG-1 and SG-2), and collecting four soil samples, one
groundwater sample, and two soil gas samples for laboratory analysis of volatile organic
compounds (VOCs), polynuclear aromatic compounds (PNAs), PCBs, and metals (cadmium,
chromium, and lead), or some combination thereof. A concentration of tetrachloroethene (PCE)
was detected in SG-2 above EGLE Nonresidential site -specific volatilization to indoor air criteria
(SSVIAC) obtained for the subject property.
Based on the identified exceedances, the subject property meets the definition of "Facility" in
accordance with Part 201 of P.A. 451 of the Michigan Natural Resources Environmental
Protection Act (NREPA), as amended.
Additional documentation of the site investigation activities and description of the subject
property's "Facility' status is provided in Attachment D.
C. Summary of Eligible Activities and Description of Costs (Sec. 13 (2)(a-b))
Tax Increment Financing revenues will be used to reimburse the costs of "Eligible Activities" (as
defined by Section 2 of Act 381) as permitted under the Brownfield Redevelopment Financing
Act that include: Work Plan Approval Exempt Activities, Department Specific Activities,
Demolition Activities, Asbestos Activities and preparation of a Brownfield Plan and Act 381 Work
Plan. A complete itemization of these activities and associated expenses is included in Table 1.
PM Environmental, Inc.
Page 4
Brownfield Plan for the Orion Township Meijer Development
Located at 1107 South Lapeer Road, Orion Township, Michigan
PM Project No. 01-12856-0-0005; 6/22/2021
The following eligible activities and budgeted costs are intended as part of the development of
the subject property and are to be financed solely by the developer. All activities are intended to
be "Eligible Activities" under the Brownfield Redevelopment Financing Act. The Authority is not
responsible for any cost of eligible activities and will incur no debt.
1. Work Plan Approval Exempt Activities includes a Phase I Environmental Site Assessment
(ESA), Phase II ESA, Baseline Environmental Assessment (BEA), Documentation of Due
Care Compliance (DDCC), and Pre -Demolition Hazardous Materials Survey required as
part of the pre -purchase due diligence conducted on the subject property at a total cost
of $26,021.
2. Department Specific Activities include the design and installation of a vapor barrier
system; post development documentation of due care compliance reporting; and,
oversight/sampling/reporting by an environmental professional related to due care
activities at a total estimated cost of $130,000.
3. Building Demolition Activities includes a pre -demolition survey, building demolition, slab
and foundation removal, fill/compaction/rough grading to balance site where the current
building is located. Shoring and reinforcement of the currently connected building along
the northeastern wall will be required to facilitate demolition activities to maintain function
for the adjoining building.
Removal of the evidenced seven (7) in ground -hoists and their associated components
(underground storage tanks, disposal of fluid) related to the former automotive service
operations will also be required.
Site Demolition Activities consists of removal of parking lots, curbs and gutters,
sidewalks, and water and sewer utilities which is required to achieve the overall proposed
reuse of the subject property.
Demolition Activities are estimated at a total cost of $875,000.
4. Asbestos Activities includes asbestos containing materials (ACM) abatement by a
licensed abatement contractor prior to demolition activities, oversight, air monitoring and
associated reporting at an estimated cost of $200,000.
The following ACMs were identified in the building, as defined by the homogenous areas
(HA) designation:
Drywall and Joint Compound (HA1) — 21,550 Square Feet
12" x 12" Floor Tile and Mastic — Tan with Small Brown Streaks (HA5) —
55,800 Square Feet
12" x 12" Floor Tile and Mastic — Tan with Large Brown Streaks (HA6) —
5,390 Square Feet
12" x 12" Floor Tile and Mastic — Black with White Streaks (HA7) — 280
Square Feet
Mastic Associated with 12" x 12" Floor Tile — Grey with White and Black
Dots (HA8) — 400 Square Feet
Interior Window and Door Caulk (HAl2) — 8 Windows, 5 Doors; 462 Linear
Feet
PM Environmental, Inc.
Page 5
Brownfield Plan for the Orion Township Meijer Development
Located at 1107 South Lapeer Road, Orion Township, Michigan
PM Project No. 01-12856-0-0005; 6/22/2021
Black Mastic Associated with 12" x 12" Floor Tile — Light Tan Mottled
(HA13)-4,800 Square Feet
Black Sink Undercoating (HA17) — 1 Sink, 2 Square Feet
Mastic Associated with 12" x 12" Floor Tile — White Wavy Pattern (HA25)
— 100 Square Feet
Interior Building Seam Caulk (HA27) — 342 Linear Feet
Transite Panels (HA31) — 40 Square Feet
12" x 12" Floor Tile and Mastic — Brown/Orange Mottled (HA32) — 330
Square Feet
Woven Expansion Joint (HA34) — 12 Square Feet
Tagged Metal -Jacketed Fire Doors and Frames (HA18) — 15 Doors and
Frames (Assumed)
Flat Roofing Materials (HA36) — 100,000 Square Feet (Assumed)
5. Preparation of the Brownfield Plan and Act 381 Work Plan (if necessary) and associated
activities (e.g. meetings with BRA, review by City Attorney etc.) at a cost of approximately
$18,000.
All activities are intended to be "Eligible Activities' under the Brownfield Redevelopment
Financing Act. The total estimated cost of Eligible Activities subject to reimbursement from tax
increment revenues is a not -to -exceed amount of $1,249,021, unless the Plan is amended and
approved by the OCBRA and the Oakland County Board of Commissioners.
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 subject property
shall be determined by the use of the 2021 tax year tax values, which is $1,156,830. Tax
increment revenue capture will begin when tax increment is generated by redevelopment, which
is expected to begin in 2023 or when full redevelopment is completed whichever occurs first. The
estimated taxable value of the completed development is $4,198,860. An annual increase in
taxable value of 1 % has been used for calculation of future tax increments in this Plan. Table 2
details the estimate of captured tax increment revenues for each year of the Plan from the eligible
property.
The OCBRA has established a Local Brownfield Revolving Fund (LBRF). Capture for the LBRF
is included in this plan for one year following developer reimbursement, currently estimated at
$37,930. The funds deposited into the LBRF as part of this Plan will be used in accordance with
the requirements of Act 381, as amended.
Prior to reimbursement of tax increment revenue to the Developer, payment of Brownfield
Redevelopment Authority Administrative fees will occur first. LBRF capture will occur at the end
of the Plan for one year as shown in Table 3.
E. Method of Brownfield Plan Financing and Description of Advances by the
Municipality (Sec. 13 (2)(d)l
Eligible activities will be financed by Meijer Inc., a Michigan Corporation LLC. The Developer will
be reimbursed for eligible costs as described in Section C and outlined in Table 1. Costs for
Eligible Activities funded by Meijer Inc., a Michigan Corporation LLC will be repaid under the
Michigan Brownfield Redevelopment Financing Program (Michigan Public Act 381, as amended)
PM Environmental, Inc.
Page 6
Brownfield Plan for the Orion Township Meijer Development
Located at 1107 South Lapeer Road, Orion Township, Michigan
PM Project No. 01-12856-0-0005; 612ZI2021
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 for captured
to the LBRF, Brownfield Redevelopment Authority Administrative Fees, and State Brownfield
Redevelopment Fund is $1,404,216.
No advances will be made by the OCBRA for this project. All reimbursements authorized under
this Plan shall be governed by the Reimbursement Agreement.
F. Maximum Amount of Note or Bonded Indebtedness (Sec. 13 (2)(e))
No note or bonded indebtedness will be incurred by any local unit of government for this project.
G. Duration of Brownfield Plan (Sec. 13 (2)(f))
In no event shall the duration of the Plan, exceed 35 years following the date of the resolution
approving the Plan, nor shall the duration of the tax capture exceed the lesser of the period
authorized under subsection (4) and (5) of Section 13 of Act 381 or 30 years. The subject
property will become part of this Plan on the date this Plan is approved by the Oakland County
Board of Commissioners.
H. Estimated Impact of Tax Increment Financing on Revenues of Taxinq
Jurisdictions (Sec. 13 (2)(g)l
Taxes will continue to be generated to taxing jurisdictions on local and school captured millages
at the base taxable value of $1,156,830 throughout the duration of this Plan totaling
approximately $984,623 or $61,539 annually.
Non -capturable millages; including debt millages, the zoo authority and art institute, will have an
immediate increase in tax revenue following redevelopment of approximately $419,698
throughout the duration of this Plan.
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, the
state brownfield redevelopment fund, and the local brownfield revolving fund.
space intentionally left blank
PM Environmental, Inc.
Page 7
Brownfield Plan for the Orion Township Meijer Development
Located at 1107 South Lapeer Road, Orion Township, Michigan
PM Project No. 01-12856-0-0005, 6/22/2021
Millage
Rate
Developer
Administrative
LBRF
State
Brownfield
Taxes
Preserved for
Reimbursement
Fees
Capture
Fund
Taxing Unit
State Education Tax
6.0000
$52,849
$0
$0
$37,265
$111,056
(SET)
School Operating
18.0000
$158,546
$0
$0
$0
$333,167
Tax
Subtotal
24.0000
$211,395
$0
$0
$37,265
$444,223
County Parks
0.3500
$16,957
$1,307
$620
$0
$6,478
Metro Parks
0.2104
$10,193
$786
$373
$0
$3,894
General Fund
0.8809
$42,678
$3,290
$1,560
$0
$16,305
Fire Fund 1
3.0000
$145,343
$11,206
$5,313
$0
$55,528
Police Fund
3.5000
$169,567
$13,073
$6,198
$0
$64,782
Safety Path
0.2249
$10,896
$840
$398
$0
$4,163
Lib Oper
1.3411
$64,973
$5,009
$2,375
$0
$24,823
NOTA
0.2359
$11,429
$881
$418
$0
$4,366
Twp Parks
0.9813
$47,542
$3,665
$1,738
$0
$18,163
Oak ISD Allocate
0.1918
$9,292
$716
$340
$0
$3,550
Oak ISD Voted
3.0362
$147,097
$11,341
$5,377
$0
$56,198
Oak CC
1.5184
$73,563
$5,672
$2,689
$0
$28,104
OC
4.0200
$194,760
$15,016
$7,119
$0
$74,407
LO Sinking Fund
1.9265
$93,335
$7,196
$3,412
$0
$35,658
Subtotal
21.4174
$1,037,626
$80,000
$37,930
$0
$396,421
Total Capturable
45.4174
$1,249,021
$80,000
$37,930
$37,265
$840,643
Millages
Non -Capturable
Rate
Taxes
Preserved for
Millages
Taxing Unit*
Zoo Authority
0.0965
$6,993
(County)
Art Institute (County)
0.1913
$13,862
LO School Debt
7.4910
$542,823
Total Non-
7.7788
$563,678
Capturable Millages
*includes base and new taxes
I. Leqal
Description, Propertv Map,
Statement of
Qualifvina
Characteristics
and
Personal
Propertv (Sec. 13 (2)(h))
The legal description of the subject property
included in this Plan is attached
in Attachment
A.
Parcel location
maps are included
in Attachment
B.
PM Environmental, Inc.
Page 8
Brownfield Plan for the Orion Township Meijer Development
Located at 1107 South Lapeer Road, Orion Township, Michigan
PM Project No. 01-12856-0-0005; 6/22/2021
Documentation of characteristics that qualify the subject property as eligible property is provided
in Attachment D.
Personal property may be included as part of the eligible property to the extent that it is taxable
personal property.
J. Disolacement/Relocation of Individuals on Eliqible Property (Sec. 13 (2)(i-I))
The property is currently vacant and as such no displacement is expected as part of this project.
K. Other Material that the Authoritv or Governinq Body Considers Pertinent (Sec. 13
2 m
The OCBRA and the Oakland County Board of Commissioners 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.
Should an Act 381 Work Plan not be pursued or approved by EGLE, costs eligible for state tax
increment revenue reimbursement will only be funded via local tax increment in the amount
equivalent to the local millage proportion.
The Plan is limited to reimbursement of no more than $1,249,021 or 20 years following the start
of capture, whichever comes first, as limited by the Orion Township Board Trustees.
PM Environmental, Inc.
Page 9
Attachment A
Legal Description 1107 South Lapeer Road, Orion Township, Oakland County, Michigan:
Parcel: 09-14-226-008
T4N, R10E, SEC 14 PART OF NE 114 BEG AT PT DIST N 88-34-00 W 414.18 FT & S 01-59-30
W 589 FT FROM NE SEC COR, TH S 34-52-00 W 652 FT, TH N 87-28-41 W 133.25 FT, TH N
55-08-00 W 228 FT, TH N 34-52-00 E 200 FT, TH N 55-08-00 W 250 FT, TH N 34-52-00 E 100
FT, TH S 55-08-00 E 250 FT, TH N 34-52-00 E 200 FT, TH N 55-08-00 W 250 FT, TH N 34-52-
00 E 136 FT, TH S 55-08-00 E 278.07 FT, TH S 34-52-00 W 5 FT, TH S 55-08-00 E 215 FT, TH
N 34-52-00 E 92.29 FT, TH S 55-08-00 E 97.50 FT TO BEG 6.40 A
Legal Description No Address, Orion Township, Oakland County, Michigan:
Parcel: 09-14-226-001
T4N, R10E, SEC 14 PART OF NE 1/4 BEG AT PT DIST N 88-34-00 W 738.75 FT & S 34-52-00
W 539.14 FT FROM NE SEC COR, TH S 55-08-00 E 250 FT, TH S 34-52-00 W 200 FT, TH N
55-08-00 W 250 FT, TH N 34-52-00 E 200 FT TO BEG 1.15 A0231 B
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BUILDING ARCHITECTURE.
ENGINEERING & SCIENCE
qDUSTPIAL HYGE-Nilz SERVICES
BROWNFIELDS & ECONOMIC
INCENTIVES CONSULT NG
Know Your Risk,
Take Control.
Vvol-x with the Experts
BASELINE ENVIROMENTAL
ASSESSMENT
Proposed Meijer Property-ORI
1107 South Lapeer Road I Orion Township, Michigan
PM Project Number 01-12856-0-0006
rvleijer, Inc.
2350 Three Mile Road NW
Grand Rapids, Michigan 491544
PM Environmental, Inc.
4080 West Eleven Mile Road
Berkley, Michigan 48072
www.pmenv.com
Lansing, Michigan
3340 Ranger Road, Lan.,,rng, Mi 48906
37788461'±
r 517321,3331
July 1, 2021
District Supervisor
Michigan Department of Environment, Great Lakes, and Energy
Warren District Office
27700 Donald Court
Warren, Michigan 48092
Michigan Locations
Berkley Hay City
Grand Rapids Cheslarficid
Lansing Oak Park
RE: Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel IDS: 0-09-14-226-008 and 0-09-14-226-001
PM Environmental, Inc. Project No. 01-12856-0-0006
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 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.
Jenna MacDonald
Staff Scientist
Beth Sexton
Chief Operating Officer
ENVIRONMENTAL & ENGINEERING SERVICES NATIONWIDE I WWW.PMEt4V.COM 1 1.800.313.2966
PNI
ENVIRONMENTAL
July 1, 2021
Mr. Erik Petrovskis
Meijer, Inc.
2350 Three Mile Road NW
Grand Rapids, Michigan 49544
Corporate FieadG u. i � r s
Lansing, Michigan
3340 Ranger Road, Lansing, MI 48906
*. 877 884.6775
r 517.321.3331
Michigan LocaVens
Berkley Bay City
Grand Rapids Chesterfield
Lansing Oak Park
RE: Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel IDS: 0-09-14-226-008 and 0-09-14-226-001
PM Environmental, Inc. Project No. 01-12856-0-0006
Dear Mr. Petrovskis:
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 of the Natural Resources and
Environmental Protection Act (NREPA), P.A. 451 of 1994 (Part 201), as amended.
PM Environmental, Inc. prepared the report for the benefit of its client Meijer Stores Limited
Partnership, Meijer, Inc., Meijer Group, Inc., Meijer Distribution, Inc., Meijer Finance, Inc., and
their parent, subsidiary and affiliated entities and their respective lenders (collectively Meijer).
If you have any questions regarding the information in this report, please contact our office at
800-313-2966.
Sincerely,
PM ENVIRONMENTAL, INC.
Jenna MacDonald
Staff Scientist
L�LJ 6�.�Lt1 �a
Beth Sexton
Chief Operating Officer
ENVIRONMENTAL & ENGINEERING SERVICES NATIONWIDE I WWW.PMENV COM 1 1.800.313.2966
Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel lDs: 0-09-14-226-008 and 0-09-14-226-001
PM Project No. 01-12856-0-0006; July 1, 2021
TABLE OF CONTENTS
1.0
INTRODUCTION AND DISCUSSION.............................................................................
1
1.1 Owner/Operator Information., ........................ ........ ....................... ......................
1
1.2 Intended Use of the Subject Property..........................................................................
1
1.3 Summary of All Appropriate Inquiry Phase I Environmental Site Assessment ..............
1
1.3.1 Historical Use of the Subject Property............................................................
1
1.3.2 Recognized Environmental Conditions(RECs)...............................................
2
1.3.3 Phase I ESA Exceptions or Deletions... . . ......................... ..............................
2
1.3.4 Phase I ESA Data Gaps.................................................................................
2
1.4 Summary of Previous Site Investigations.....................................................................
3
1.5 Geology and Hydrogeology.........................................................................................
6
2.0
LOCATION OF CONTAMINATED MEDIA ON THE SUBJECT PROPERTY ..................
6
2.1 Summary of Analytical Results (URS, June 2014).......................................................
7
2.2 Summary of Analytical Results (McDowell, October 2014)..........................................
7
2.3 Summary of Analytical Results (PM, March 2021).......................................................
7
2.4 Subject Property Facility Status..................................................................................
8
3.0
PROPERTY INFORMATION..........................................................................................
8
3.1 Legal Description of Subject Property..........................................................................
8
3.2 Survey Map of Subject Property..................................................................................
8
3.3 Subject Location and Analytical Summary Maps .........................................................
8
3.4 Subject Property Location Map....................................................................................
9
3.5 Subject Property Address............................................................................................
9
3.6 Subject Spatial Data....................................................................................................
9
4.0
FACILITY STATUS OF SUBJECT PROPERTY.............................................................
9
4.1 Summary Data Tables.................................................................................................
9
4.2 Laboratory Reports and Chain of Custody Documentation ..........................................
9
5.0
IDENTIFICATION OF BEA AUTHOR............................................................................10
6.0
AAI REPORT OR ASTM PHASE I ESA.........................................................................10
7.0
REFERENCES..............................................................................................................10
PM Environmental, Inc.
Table of Contents Page i
Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel lDs: 0-09.14-226-008 and 0-09-14-226-001
PM Project No. 01-12856-0-0006; July 1, 2021
FIGURES
Figure 1: Property Vicinity Map
Figure 2: Subject Property and Adjoining Properties with Proposed Site Features
Figure 3: Soil Analytical Results
Figure 4: Groundwater Analytical Results
Figure 5: Soil Gas Analytical Results
TABLES
Table 1:
Table 2:
Table 3:
APPENDICES
Appendix A:
Appendix B:
Appendix C:
Appendix D:
Appendix E:
Appendix F:
Appendix G:
Summary of Soil Analytical Results: VOCs, PNAs, PCBs, and Metals
Summary of Groundwater Analytical Results: VOCs, PNAs, and Metals
Summary of Soil Gas Results: VOCs
Phase I Environmental Site Assessment
Relevant Tables and Figures from Previous Site Investigations
Soil Boring/Temporary Monitoring Well Logs, March 2021, PM
EGLE Issued Site -Specific Vapor Intrusion to Indoor Air Criteria
Laboratory Analytical Reports, March 2021, PM and June 2014,
Assessing Information
Professional Qualification Statements
(May 26, 2021)
URS
PM Environmental, Inc.
Table of Contents Page ii
Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
ParcellDs: 0-09-14-226-008 and 0-09-14-226-001
PM Project No. 01-12856-0-0006; July 1, 2021
1.0 INTRODUCTION AND DISCUSSION
PM Environmental, Inc. (PM) has completed a Baseline Environmental Assessment (BEA) of the
Proposed Meijer Property -OR[ located at 1107 South Lapeer Road, Orion Township, Oakland
County, Michigan 48360 (hereafter referred to as the "subject property" Figure 1) in accordance
with Section 20126(1)(c) of Part 201 of the Natural Resources and Environmental Protection Act
(NREPA), P.A. 451 of 1994, as amended.
The subject property consists of two parcels (Parcel IDs: 0-09-14-226-008 and 0-09-14-226-001)
totaling 7.56 acres and is located on the east side of South Lapeer Road and south of East
Clarkston Road in Orion Township, Michigan (Figure 1). The subject property is developed with
one partial two-story building containing 86,115 square feet that is connected to a strip mall to the
north and is unoccupied with no current business operations. Asphalt drives and parking areas
are present on the remainder of the property (Figure 2).
1.1 Owner/Operator Information
Meijer, Inc. with an address of 2350 Three Mile Road NW, Grand Rapids, Michigan 49544, intends
to purchase and operate the subject property in August 2021.
1.2 Intended Use of the Subject Property
Meijer, Inc., intends to demolish the current subject building and construct a commercial building
which will be utilized as a Meijer retail store.
The subject property is currently zoned GB: General Business, which is consistent with a
Nonresidential property use in accordance with Part 201.
Municipal water and sewer, as well as natural gas, electrical, and telecommunications utilities are
available to the subject property. No water supply wells exist on the subject property.
PM has not identified any record of environmental liens, activity and use limitations, or institutional
controls or engineering controls associated with the subject property through review of reasonable
ascertainable records.
1.3 Summary of All Appropriate Inquiry Phase I Environmental Site Assessment
PM performed a Phase I Environmental Site Assessment (ESA) for the subject property dated
February 17, 2021 in conformance with the scope and limitations of ASTM Practice E1527-13
(i.e., the 'ASTM Standard'). A copy of the Phase I ESA, including photographs of the subject
property, is included in Appendix A.
1.3.1 Historical Use of the Subject Property
The 2021 Phase I ESA documents the subject property was developed prior to 1937 with
agricultural fields. Additionally, a portion of a small residential orchard was present in the
northeastern portion of the property. A small water feature (likely a low-lying area or manmade
feature for agricultural/livestock) became visible on the central portion of the property between
1940 and 1949. By the 1960s, the orchard was fallow and agricultural activities had ceased. The
water feature in the central portion was no longer visible by 1972.
PM Environmental, Inc.
Page 1
Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel l0s: 0-09-14-226-008 and 0-09-14-226-001
PM Project No. 01-12856-0-0006; July 1, 2021
The current building was constructed in 1977 as a Kmart retail store and automotive service
center. A garden center addition was constructed to the southeastern portion of the building in
1997. The automotive service center was closed in approximately 2002 and the Kmart retail store
closed in approximately 2019. The store was temporarily leased in the summer and fall of 2019
to a seasonal Halloween store and has otherwise been vacant since that time.
1.3.2 Recognized Environmental Conditions (RECs)
The following onsite Recognized Environmental Conditions (RECs) were identified in PM's
February 2021 Phase I ESA:
A 2014 site investigation conducted at the subject property included two sub -slab soil gas
samples in the former automotive service center in the southwestern portion of the building.
Analytical results documented concentrations of chlorinated solvents that exceed the previous
vapor intrusion screening levels (VISLs) under the May 2013 the Michigan Department of
Environment, Great Lakes, and Energy (EGLE) guidance. The source of the chlorinated
solvent soil gas results is not well understood or adequately assessed. Additionally, current
EGLE guidance for sampling and evaluation of the Volatilization to Indoor Air Pathway (VIAP)
has changed since the 2013 guidance document. Based on the documented levels of
chlorinated solvents in the previous soil gas sampling, the potential exists for a vapor intrusion
condition to be present at the subject property.
During the site reconnaissance, PM observed remnants and/or evidence of at least seven in -
ground hoists within the former service center in the southwestern portion of the building. The
hoists were installed in 1977 and have been out of use since approximately 2002. In -ground
hoists have an underground reservoir for hydraulic fluids, which can also contain
polychlorinated biphenyls (PCBs). Although a previous subsurface investigation completed in
2014 included sampling in the vicinity of the hoists, the borings were advanced to a maximum
depth of 4.0 feet below ground surface (bgs). In PM's experience, hoist systems typically
extend 8.0 to 10.0 feet bgs, and therefore, the previous borings were not adequate to assess
the potential for a release from the hoist systems. The potential remains for a release to have
occurred from the current in -ground hoists and negatively impacted the subsurface.
No adjoining and/or nearby RECs were identified.
1.3.3 Phase I ESA Exceptions or Deletions
There were no exceptions or deletions from the Federal All Appropriate Inquiry Rule under 40
CFR 312, or the ASTM Standard during the completion of PM's February 2021 Phase I ESA and
no special terms or conditions applied to the preparation of the Phase I ESA.
1.3.4 Phase I ESA Data Gaps
PM did not identify any significant data gaps during the completion of the February 2021 Phase I
ESA.
PM Environmental, Inc.
Page 2
Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel 10s: 0-09-14-226-008 and 0-09-14-226-001
PM Project No. 01-12856-0-0006; July 1, 2021
1.4 Summary of Previous Site Investigations
PM reviewed the following previous environmental reports for the subject property, some of which
also covered the north adjoining strip mall property. Relevant portions of the reports are included
in Appendix C of PM's February 2021 Phase I ESA provided under a separate cover. In addition,
relevant figures and tables are included in this report as Appendix B.
Name of Report
Date of Report
Leaking Underground Storage Tank (LUST)
Closure Report
g/20/1996
Phase I ESA
11/18/2013
Phase I ESA
6/30/2014
Limited Phase II ESA
6/30/2014
Phase II ESA
10/15/2014
BEA
11 /6/2014
Phase II ESA
4/7/2021
LUST Closure Assessment
Company that Prepared Report
Kemron Environmental Services, Inc.
(Kemron)
McDowell & Associates (McDowell)
URS Corporation (URS)
McDowell
PM
Review of previous site investigations documented that a 1,000-gallon waste oil underground
storage tank (UST) was removed from south of the former automotive service center in 1992 as
part of a corporate -wide effort by Kmart to close and/or remove all LISTS at their stores. During
excavation of the UST, a release (Leak ID: C-0572-92) was reported based on stained soil and
olfactory evidence of a release, Approximately 135 cubic yards of contaminated soil was removed
along with the UST in April 1992. Kemron collected samples from the walls and floor of the
excavation and advanced four soil borings outside of the excavation area to determine
background concentrations of metals (cadmium, chromium, and lead). Analytical results did not
document the presence of any volatile organic compounds (VOCs) or polynuclear aromatic
compounds (PNAs) in soil above laboratory detection limits (MDLs). Slightly elevated
concentrations of cadmium and chromium were identified in the soil samples collected outside of
the excavation, therefore, Kemron advanced two additional soil borings adjacent to the UST basin
and installed four monitoring wells in 1993 (one adjacent to the UST basin and three in the
southern portion of the property) to further evaluate potential impacts to soil and groundwater.
Kemron collected additional soil samples in 1995 to evaluate soil background concentrations of
cadmium and chromium. Soil and groundwater samples were submitted for laboratory analysis of
benzene, toluene, ethylbenzene, and xylenes (collectively referred to as BTEX), PNAs, PCBs,
and metals (lead, cadmium, and chromium). Analytical results did not document any
concentration of target analytes above laboratory MDLs and/or the current most restrictive Part
213 Residential Risk Based Screening Levels (RBSLs). The release was granted an unrestricted
Tier I Closure in 1996. Based on the unrestricted LUST Closure and documented site assessment
activities that were adequate to assess the former release, PM identified the closed LUST status
as an historical REC (HREC) in the 2021 Phase I ESA.
2013 Phase 1 ESA
At the time of the 2013 Phase I ESA, which included the north adjoining strip mall, the subject
property was occupied by Kmart. McDowell documented similar historical information as included
in PM's February 2021 Phase I ESA and identified RECs for the former service center in the
subject building (including evidence of former in -ground hoists, former oil storage, and spills), the
PM Environmental, Inc.
Page 3
Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel lDs: 0-09-14-226-008 and 0-09-14-226-001
PM Project No. 01-12856-0-0006; July 1, 2021
open LUST status at the west adjoining property (1030 South Lapeer Road), documented chloride
contamination at the west adjoining Oakland County Road Commission garage (1100 South
Lapeer Road), and a former gas station northwest of the north adjoining strip mall. McDowell also
identified the closed LUST status of the subject property as an HREC and a possible
environmental concern for potential filling/excavating of soil on the subject property based on the
soil survey (Soil Unit 41B). McDowell also referenced a 2009 Phase I ESA completed by URS
that identified similar RECs, however, that report was not available for review.
2014 Phase I ESA
At the time of the 2014 Phase I ESA, which included the north adjoining strip mall, the subject
property was occupied by Kmart. URS documented similar historical information as included in
PM's February 2021 Phase I ESA and confirmed that the automotive service center in the subject
building had closed in 2002. URS identified an HREC for the closed LUST status and offsite RECs
for the adjoining gas station and Oakland County Road Commission garage mentioned above.
URS also identified potential environmental concerns for a trench drain in the service center, an
oil/water separator located on the southwest exterior of the former service center, and for eight
inactive/former in -ground hydraulic hoists within the former service center. URS also reviewed
Phase I ESAs completed in 1995, 2000, and 2009, which were not available to PM for review.
2014 Limited Phase II ESA
To assess the former in -ground hoists, trench drain, and oil/water separator, on June 12, 2014,
URS installed eight soil borings (URS-1 through URS-8; four within the former service center to
4.0 feet bgs to assess the hoists and four just outside of the former service center to 12.0 to 15.0
feet bgs to assess the drain and oil/water separator) and two sub -slab vapor points (VP-1 and
VP-2) within the former service center. Soil samples were analyzed for VOCs, PNAs, and PCBs,
and the soil gas samples were analyzed for VOCs. Soil analytical results did not document any
VOCs, PNAs, or PCBs above laboratory MDLs.
Soil gas analytical results documented concentrations of chlorinated solvents that exceeded the
previous VISLs under the May 2013 EGLE guidance. URS also reportedly completed an indoor
air sampling event following the soil gas sampling; however, this report was not available for
review. The indoor air sampling results were summarized in the 2014 BEA report, and reportedly,
no VOCs were detected above laboratory MDLs.
URS' June 2014 soil gas analytical results were reported with the units parts per billion by volume
(ppbv). For ease of comparison to PM's March 2021 soil gas analytical results, the EPA Indoor
Air Unit Conversion On-line Calculator was used to convert the June 2014 soil gas analytical
results from ppbv to micrograms per cubic meter (pg/m'). A standard pressure assumption of 1
atmosphere and a standard temperature assumption of 68 degrees Fahrenheit were used in the
On-line Calculator. The June 2014 soil gas analytical results are included on PM's Table 3 with
the converted units.
Relevant figures and tables from URS' June 2014 site investigations are included within Appendix
B. The soil, groundwater, and soil gas sample locations and analytical results are also included
on PM's Figures 3, 4, and 5.
PM Environmental, Inc.
Page 4
Baseline Environmental Assessment of the Proposed Meijer Property -OR;
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel lDs: 0-09-14-226-008 and 0-09-14-226-001
PM Project No. 01-12856-0-0006; July 1, 2021
2014 Phase it ESA and BEA
To further assess the subject property and the north adjoining property conditions, on September
30 through October 6, 2014, McDowell advanced five soil borings (MCD-1 through MCD-4 and
MCD-8), installed four temporary monitoring wells (in soil borings MCD-1, MCD-2, MCD-3, and
MCD-8), and installed one soil gas point (SG-11) on the subject property. Other sampling
locations were completed on the north adjoining property as part of this assessment. McDowell
submitted the soil and groundwater samples for analysis of VOCs and PNAs, and the soil gas
samples for analysis of VOCs.
Analytical results did not document concentrations of VOCs or PNAs in the soil samples collected
from the subject property above laboratory MDLs. Concentrations of various gasoline VOCs were
detected in groundwater samples collected in the northwestern portion of the subject property and
at the north adjoining property above the current Part 201/213 cleanup criteria/RBSLs.
Concentrations of VOCs were identified in the soil gas sample on the subject property above
laboratory MDLs, but below the current most restrictive Part 201/213 EGLE Residential cleanup
criteria/RBSLs and applicable Nonresidential Volatilization to Indoor Air Pathway (VIAP)
screening levels.
A BEA (BEA ID: B201406234LV) dated November 6, 2014, was submitted to EGLE on behalf of
Lake Orion Plaza, LLC, to obtain liability protection for the existing contamination.
Consistent with the June 2014 soil gas analytical results, the EPA Indoor Air Unit Conversion On-
line Calculator was used to convert the October 2014 soil gas analytical results from ppbv to
pg/m3 utilizing the same assumptions. The October 2014 soil gas analytical result are included
on PM's Table 3 with the converted units.
Groundwater analytical results from the BEA documented that the subject property, as part of the
larger development, was a "facility" based on migration of contamination from an offsite source
and the documented soil gas sampling. Subsequent groundwater monitoring activities on the
subject property for the offsite release document no contaminants are present on the subject
property above current Part 201/213 cleanup criteria/RBSLs and therefore this basis for the
"facility" status is no longer applicable.
Relevant figures and tables from McDowell's October 2014 site investigations are included within
Appendix B. The soil, groundwater, and soil gas sample locations and analytical results are also
included on PM's Figures 3, 4, and 5.
2021 Phase II ESA
To assess the RECs identified in PM's February 2021
advanced four soil borings (SB-1 through SB-4) to a me
one temporary monitoring well (SB/TMW-2), installed tN
(SG-1 and SG-2), and collected four soil samples, one
samples for laboratory analysis of VOCs, PNAs, PCBs,
lead), or some combination thereof.
Phase I ESA, on March 15, 2021, PM
ximum depth of 25.0 feet bgs, installed
vo temporary sub -slab sampling points
groundwater sample, and two soil gas
and metals (cadmium, chromium, and
Analytical results did not document concentrations of VOCs, PNAs, PCBs, or metals in the soil or
groundwater samples collected from the subject property above laboratory MDLs, Statewide
PM Environmental, Inc.
Page 5
Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel IDs: 0-09-14-226-008 and 0-09-14-226-001
PM Project No. 01-12856-0-0006; July 1, 2021
Default Background Levels (SDBLs), and/or the most restrictive Part 201 Residential cleanup
criteria. Concentrations of naphthalene and tetrachloroethene were identified in the soil gas
samples on the subject property above the EGLE Site -Specific Volatilization to Indoor Air Criteria
(SSVIAC). No concentration of other VOCs were identified in the soil gas samples collected from
the subject property above the laboratory MDLs and/or the EGLE SSVIAC.
The soil, groundwater, and soil gas sample locations and analytical results are summarized on
Figures 3, 4, and 5 and in Tables 1, 2, and 3.
1.5 Geology and Hydrogeology
Based on a review of PM's March 2021 soil boring logs, the soil stratigraphy of the subject
property generally consists of clayey sand to depths between 1.5 and 2.5 feet bgs, followed by
alternating layers of sand and sandy clay to depths between 11.0 and 19.0 feet bgs, and underlain
by sand to a depth of at least 25.0 feet bgs, the maximum depth explored. A saturated sand seam
was encountered in SB-2 at a depth of 7.0 to 7.5 feet bgs.
Groundwater was encountered in one of the soil borings (SB/TMW-2) advanced on the subject
property with a static water level of 6.04 feet bgs.
In general, the geology documented on the subject property and adjacent/nearby properties as
summarized in the February 2021 Phase I ESA consists of clay to 5.0 feet bgs, clay and silty sand
with trace layers of gravel to 24.0 feet, underlain by sand to at least 30.0 feet bgs. Extensive
groundwater monitoring in permanent wells on and adjacent to the subject property was
documented in EGLE files reviewed for an adjacent property (1030 South Lapeer Road). A
summary of the information included in a 2019 report documents that two water bearing units
(shallow and deep) are present with significant seasonal fluctuations in depth to groundwater
identified, but in general document an average depth to groundwater over 20 feet bgs (with some
shallow groundwater within the upper 10 feet identified) and a general flow direction to the
southeast.
The soil boring/temporary monitoring well logs from PM's 2021 investigation are included in
Appendix C and summarize the site -specific geology, sample depths, temporary monitoring well
construction diagram, and PID readings.
2.0 LOCATION OF CONTAMINATED MEDIA ON THE SUBJECT PROPERTY
PM compared the analytical results of the soil and groundwater samples collected from the
subject property during the current and previous site investigations with EGLE Generic Cleanup
Criteria and Screening Levels as presented in Part 201 Rules 299.1 through 299.50, dated
December 30, 2013 entitled "Cleanup Criteria Requirements for Response Activity", in
accordance with Section 20120a(1) using the Residential and Nonresidential cleanup criteria.
Additionally, PM compared the soil, groundwater, and soil gas analytical results with the EGLE
issued SSVIAC (May 26, 2021). The EGLE issued SSVIAC apply to a Nonresidential structure
that has areas less than 50,000 square feet of continuously open space, slab -on -grade
foundation, and a depth to groundwater of 6.0 feet bgs, which is consistent with the current and
intended site -specific features of the subject property. A copy of the EGLE issued SSVIAC
documentation is included in Appendix D.
PM Environmental, Inc.
Page 6
Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel IDs: 0-09-14-226-008 and 0-09-14-226-001
PM Project No. 01-12856-0-0006; July 1, 2021
2.1 Summary of Analytical Results (URS, June 2014)
Soil gas exceedances from URS's June 2014 site investigation are summarized in the table
below. Relevant figures and tables from URS's June 2014 site investigations are included within
Appendix B. The soil gas sample locations and analytical results are also included on PM's Figure
5. The June 2014 soil gas analytical results are included on PM's Table 3 with the converted units.
The laboratory analytical reports and associated chain of custody documentation are included in
Appendix E.
Location
(Sample Type)
VP-1
(Sub -Slab)
VP-2
(Sub -Slab)
NR: Nonresidential
Summary of Soil Gas Exceedances
Sample Type Analysis
SoilGas VOcs
Soil Gas VOCs
Compounds Exceeding the EGLE SSVIAC_
SSVIAC(NR): 1,1-Dich loroethane,
tetrachloroethene, trichloroethene
SSVIAC(NR): Tetrachloroethene
No concentrations of other target analytes were identified in any soil gas samples collected from
the subject property above the laboratory MDLs and/or EGLE SSVIAC. Additionally, no
concentrations of analyzed parameters were documented in soil samples above laboratory MOLs.
Soil sample locations and results are depicted on PM's Figure 3.
2.2 Summary of Analytical Results (McDowell, October 2014)
Relevant figures and tables from McDowell's October 2014 site investigations are included within
Appendix B. The soil, groundwater, and soil gas sample locations and analytical results are also
included on PM's Figures 3, 4, and 5. The October 2014 soil gas analytical results are included
on PM's Table 3 with the converted units. The laboratory analytical reports are on file with EGLE
in the previously submitted BEA (BEA ID: B201406234LV).
No concentrations of VOCs and PNAs were identified in any of the soil, groundwater, and/or soil
gas samples collected from the subject property above the laboratory MDLs, most restrictive Part
201 Residential cleanup criteria, and/or EGLE SSVIAC.
2.3 Summary of Analytical Results (PM, March 2021)
Soil gas exceedances from PM's March 2021 site investigations are summarized in the table
below. The sample locations and analytical results are summarized on Figures 5 and in Tables 3.
The laboratory analytical reports and associated chain of custody documentation are included in
Appendix E.
PM Environmental, Inc.
Page 7
Location
(SampleType)
SG-1
(Sub -Slab)
Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel lDs: 0-09-14-226-008 and 0-09-14-226-001
PM Project No. 01-12856-0-0006; July 1, 2021
Summary of Soil Gas Exceedances
Sample Type Analysis Compounds Exceeding the EGLE SSVIAC
Soil Gas
SG-2 Soil Gas
(Sub -Slab)
VR: Nonresidential
VOCs SSVIAC(NR): Naphthalene
VOCs SSVIAC(NR): Naphthalene, tetrachloroethene
No concentrations of VOCs, PNAs, PCBs, and/or metals were identified in any of the soil and
groundwater samples above the laboratory MDLs, the Statewide Default Background Levels
(SDBLs), and/or the most restrictive Part 201 Residential cleanup criteria. No concentration of
other VOCs were identified in the soil gas samples collected from the subject property above the
laboratory MDLs and/or the EGLE SSVIAC.
2.4 Subject Property Facility Status
Concentrations of target analytes were identified in soil gas samples analyzed from the subject
property above the EGLE Nonresidential SSVIAC. Based on the identified exceedances of the
EGLE SSVIAC, the subject property meets the definition of a "facility" in accordance with Part 201
of P.A. 451 of the Michigan Natural Resources Environmental Protection Act (NREPA), as
amended.
The subject parcels comprising the subject property will be consolidated into a single parcel
identification number following purchase. Therefore, both of the subject parcels that comprise the
subject property are included in this BEA.
3.0 PROPERTY INFORMATION
3.1 Legal Description of Subject Property
As indicated in Section 1.0, the subject property consists of two parcels of land totaling 7.56 acres.
Copies of available assessment records with the legal description for the subject parcels are
included in Appendix F.
3.2 Survey Map of Subject Property
A map of the subject property that depicts the subject property/parcel boundaries with proposed
site features is included as Figure 2.
3.3 Subject Location and Analytical Summary Maps
Figures 3, 4, and 5 provide a scaled map of the subject property with site structures and soil,
groundwater, and soil gas sample locations, along with a summary of the soil, groundwater, and
soil gas analytical results from PM's March 2021 site investigation activities.
The sample locations and analytical results from URS's June 2014 and McDowell's October 2014
site investigations are summarized on the relevant figures and tables included within Appendix B.
The soil, groundwater, and soil gas sample locations and analytical results are also included on
PM's Figures 3, 4, and 5.
PM Environmental, Inc.
Page 8
Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel lDs: 0-09-14-226-008 and 0-09-14-226-001
PM Project No. 01-12856-0.0006; July 1, 2021
3.4 Subject Property Location Map
Figure 1 provides a scaled area map depicting the subject property location in relation to the
surrounding area, and Figure 2 provides a scaled map of the subject property with current and
proposed site features.
3.5 Subject Property Address
As indicated in Section 1.0, the subject property consists of two parcels of land (Parcel IDS: 0-
09-14-226-008 and 0-09-14-226-001) located at 1107 South Lapeer Road, Orion Township,
Michigan 48360 (Figure 1).
3.6 Subject Spatial Data
As depicted in Figure 1, the subject property is located in Township 4 North (TAN), Range 10
East (R.10E), Section 14, northeast quarter, northeast quarter -quarter in Orion Township,
Oakland County, Michigan.
According to the EGLE GeoWebFace website, the center of the subject property is located at
latitude 42.76563 and a longitude of-83.23885.
4.0 FACILITY STATUS OF SUBJECT PROPERTY
As indicated in Section 2.4, based upon documented soil gas exceedances of the EGLE SSVIAC,
the subject property is a "facility', in accordance with Part 201 of P.A. 451 of the Michigan NREPA
as amended.
4A Summary Data Tables
The soil, groundwater, soil gas analytical results from PM's March 2021 site investigation are
summarized in Tables 1, 2, and 3.
The soil boring locations and analytical results from URS's June 2014 and McDowell's October
2014 site investigations are summarized on the relevant figures and tables included within
Appendix B. The soil, groundwater, and soil gas sample locations and analytical results are also
included on PM's Figures 3, 4, and 5.
The June and October 2014 soil gas analytical results are included on PM's Table 3 with the
converted units.
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 PM's March 2021 site investigation are included in Appendix D.
The June 2014 laboratory analytical report and associated chain of custody are included in
Appendix E and the October 2014 laboratory analytical report and associated chain of custody
are on file with EGLE in the previously submitted BEA.
PM Environmental, Inc.
Page 9
Baseline Environmental Assessment of the Proposed Meijer Property-ORI
Located at 1107 South Lapeer Road, Orion Township, Michigan
Parcel los: 0-09-14-226-008 and 0-09-14-226-001
PM Project No. 01-12856-0-0006; July 1, 2021
5.0 IDENTIFICATION OF BEA AUTHOR
This BEA was conducted on July 1, 2021, by Ms. Jenna MacDonald, Staff Scientist, and reviewed
by Ms. Beth Sexton, Chief Operating Officer, PM Environmental, Inc. This BEA was completed
prior to or within 45 days of Meijer, Inc. becoming the property owner/operator. Qualification
statements are provided as Appendix G.
I declare that, to the best of my professional knowledge and belief, I meet the definition of an
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.
1
Beth Sexton
Chief Operating Officer
6.0 AAI REPORT OR ASTM PHASE I ESA
As indicated in Section 1.3, PM completed a Phase I ESA dated February 17, 2021, in
conformance with the scope and limitations of ASTM Practice E 1527-13, for the Proposed Meijer
Property-ORI (Parcel IDs: 0-09-14-226-008 and 0-09-14-226-001) located at 1107 South Lapeer
Road, Orion Township, Oakland County, Michigan 48360. The scope of the Phase I ESA included
consideration of hazardous substances as defined in Section 20126(1)(c) of Part 201 of the
Natural Resources and Environmental Protection Act (NREPA), P.A. 451 of 1994 (Part 201), as
amended, and constituted the performance of an All Appropriate Inquiry in conformance with the
standards and practices set forth in 40 CFR Part 312.
A copy of the February 2021 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;
• Cleanup Criteria Requirements for Response Activity (R299.1 — R299.5), December 30, 2013;
• EGLE Generic Cleanup Criteria and Screening Levels as presented in Part 201 Rules 299.1
through 299.50, dated December 21, 2020 entitled "Cleanup Criteria Requirements for
Response Activity";
• LUST Closure Report, September 20, 1996, Kemron;
• Phase I ESA, November 18, 2013, McDowell;
• Phase I ESA, June 30, 2014, URS;
• Limited Phase II ESA, June 30, 2014, URS;
• Phase II ESA, October 15, 2014, McDowell;
• BEA, November 6, 2014, McDowell;
• Phase I ESA, February 17, 2021, PM;
• Phase II ESA, April 7, 2021, PM; and
• Request Site -Specific Target Level Evaluation for: Proposed Meijer Development, May 26,
2021, EGLE.
PM Environmental, Inc.
Page 10
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TABLE i
SUMMARY OF SOIL ANALYTICAL RESULTS
VOCs, Fri PCBs AND METALS
1107 SOUTH LAPEEN ROAD, ORION TOWNSHIP, MICHIGAN
PM PROJECT 01-12556-0A006
Volatile Organic Compounds (VOCd,
Polynuclear Aromatic Compountls(PNAs),
E
POlyellonnaled B,ewr ls(PCBs), and Metals p
d
o
c
U
L
(p91Kg)
ChemlCal Abstract Service Number(CA$#) Various Various
1336363
7:O439
16965831
7439921
Sam pie I
Sample Date
Somple0epth V.- PNAe
PCBs
Metals
eet bast
BB-1
� o3n512021
70-80 <MDL <pADL
<330
1200
6,110
4,130
SB-2
03/15/2021
6.0-7.0 <MDL <MDL
<330
<200
7,300
5,130
S&3
03/5/2021
70-6.0 <MDL <MDL
<330
790
4,890
4,900
SE-4
03/152021
6.0-70 <MDL <MDL
<330
<200
6,930-
3430
50-4
03/15/2021
145-155 <MDL NA
Nn
N4
NA
NA
Cleanup Cntena Regwrements or Response Activity (!299.1-R 299,50)
Generic Soil Cleanup Criteria Tables 2 and 3 Residential antl Nan Resrdenfial Part 201 Generic
Cleanup
Criteria
an Screening LevelelPart 213 Risk -Based Screening Levels,
June 25, 2013
EGLE Site -Specific Voted llzation to Indoor Air Crunner (VIAC),
May 26, 2021
Residential(p9/Kg)
Statewide Default Backgreund Levels No NA
he
I,2e0
le coo
21,01
Drinking Water Protection (Res Di.anu. "arlm
LL'_
iOaG
30poo
.oE6
Groundwater Surface Water intended P notebbon(GSIP) ancc .erne+:
NL. SrE3
top
sv0
:za-Sa„'
Sell Vola111¢ation W Indoor AV lnhalanon (Res SVII) ,etas m oan
12E'ds
I-,,
Na
NLv
Ambient Ar Infinite Source V.1MIle Son lnhalation(Res VSI) awcs III—
_<IF,,'
Npr
NLv
NLV
Ambient Air Finite VSI for 5 Meter Source Thickness n.rmus I....
+r.os
III
NLI
11-1
Ambient Air for mte VSI for 2 Meter Source Thickness various carious
71J.s
NLV
NLV
I,
Ambient All Particulate Sall Inhalation (Res PSI) varlets Variwe
52EIV
170E+06
Ilealr5
Ne
Dl..Ct Contact (Res DC) lerlws vaAwa
11)
550E+05
250E+05
4PoE.G5
Nonresidential(yglKg)
Drinking Water Protection(Numbs DWP) Or— varoaa
11-L
c'fe
so,00c
1ooF+03
Soil Volatilization to Indoor AV Inhalation (Nantes SVII) Ver or, aou
16e.c7
NLv
II
Nw
Am right An lnflute Source Volatile Soil Inhalation(Nonres VSI) ✓ariru Various
sI.+A
NLv
NLv
III
Ambient AU Finite VSI for 5 Meter Source Thickness vauous ✓anous
2eesW
NLV
ILa
14V
Ambient Air Fln lte VSI for 2 Meter So Lore Thickness vmmus vVn
2nE,07
NC!
ILV
NL"
Ambient Air Particulate Sell Inhalation (Herres P511 Varlwc varlets
a3E.os
2zEoe
2405+05
w.
Direct Contact(N Dnre6 DC) In— Veda.
�T,
21E+0a
92nEna
sbz,W dr
Screening Levels fyglKg)
Soil Saturatmn Concentration Screening Level. Cest)
a s
vA
Nc
Na
Nn
( yams
Nonresidential Site -Specific VACnit
NA
vA
NA
NP
Cntenon E,caaded
BOLD Value Erceeds Cnsenor
pg1Kg Micrograms per Kilogram
life Below Ground SLrtace(feet)
NA Not Applicable
NLL Net Li kely to Leach
NLV Not Lkel/to Volal.lize
v Insufficant Data
VAC VolMdVdr. to Indoor Ar Carina
{G) Metal GSI P Criteria for Surface Water Not Potected for Ddncng Water Use
based on 312 mg/L CaCO3 Hardness Station ID 631226, Pout Creek at M24
near Orion Township, or
i Other Alpha nclahoh pleaserefer tO EGLE fOotnctes R2P939 Fc0tn01es t0r
Generic Cleanup Cntene Tables,
Dewmber21,2020
TABLE 2
SUMMARY OF GROUNDWATER ANALYTICAL RESULTS
VOCs, PNAs, AND METALS
1107 SOUTH LAPEER ROAD, ORION TOWNSHIP, MICHIGAN
PM PROJECT #01-121156-0-0006
0
Volatile Organic Compounds (VOCs), ,`v
U
E
E
Poiynuclear Aromatic Compounds (PNAs), and Metals m °
Oj
Q
E
E
0 0
`0 u
czS
Z
A
o
p
(pg/L) U fM
p
U
Chemical Abstract Service Number (CAS#) 76003 76343 Various
Various
7440439
16065831
7439921
Depth to VOCs
PNAs
Metals
Sample ID
Sample Date
Screen Depth (bgs)
Groundwater (bos`
TMW-2
03/15/2021
521-15.21
604 7 5 <MDL
<MDL <0.5
Cleanup Criteria Requirements for Response Activity (R 299.1 - R 299.50)
Generic Groundwater Cleanup Criteria Table 1: Residential and Non -Residential Part 201 Generic Cleanup Criteria
and Screening Levels/Part 213 Risk -Based Screening Levels, August 3, 2020
EGLE Site -Specific Volatilization to Indoor Air Criteria (VIAC), May 26, 2021
Residential/Nonresidential (pg/L)
Residential Drinking Water (Res DWI
430
B60 Various
Various s 0 {A}
Residential Health Based Drinking Water Values
NL
NL vanous
various NL
Nonresidential Drinking Water(Nonres DW)
1,70D
2,500 Various
vanous 5o(A)
Nonresidential Health Based Drinking Water Values
NL
NL vanous
Various NL
Groundwater Surface Water Interface (GSI)
1,100 Ix)
740 Various
Various 52E+D (G,X)
Residential Groundwater Volatilization to Indoor Air Inhalation (Res GVI I) 1
57E+6 ts)
1 ODE+06 Various
Various NLV
Nonresidential Groundwater Volatilization to Indoor Air Inhalation(Nomes GVII)
57E+5{5}
230E+D6 Various
vanous NLV
Volatilization to Indoor Air Screening Levels (pglL)
Nonresidential Site -Specific VIAC I 1zpare
1s00
vanous I
NA
NA
Water Solubility
573E+06
506E+D6
Vanous
I
Vanous
I NA
Flammability and Ezplosivity, Screening Level 1^DE+05 380E+05 vanous
vanous ID
Criteria Exceeded
BOLD Value Exceeds Criteria
pg/L Micrograms Per Liter
bgs Below Ground Surface {feet)
<MDL Not detected at levels above the laboratory Method Detection Limit (MOL)
' Tier 1 GVII Criteria based on 3 meter (or greater) groundwater depth
NA Not Applicable
NL Not Listed
NLL Not Likely to Leach
ID Insufficient Data
VAC Volatilization to Indoor Au Croena
(G) Metal GSIP Criteria for Surface Water Not Protected for Drinking Water Use based on 312 mg/L CaCC3 Hardness
Station ID 631226, Trout Creek at M24, near Orion Township, MI
{ } Other Alpha notation, please refer to EGLE Footnotes R 299.49 Footnotes for Generic Cleanup Criteria Tables, December 21, 2020
15 <3
100 fPV 4 0 (L
NL NL
100 {A) 4 O I,LI
NL NL
11 3 5E+1 (G,X)
NLV NLV
NLV NLV
NA NA
NA NA
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Table 1: Eligible Activities Cost Estimates
Item/Activity
381 Work Plan Approval Exempt Activities
Phase IESA
Phase II ESA
BEA/DDCC
Hazardous Materials Survey
381 Work Plan Approval Exempt Activities Sub -Total
Department Specific Activities
Vapor Barrier Design and Installation
Post Development Documentation of Due Care Plan
Oversight, Sampling and Reporting by Environmental Professional
Department Specific Activities Sub -Total
Demolition
Building Demolition Activities
Shoring and Reinforcement for Demolition Activities
Removal of Hoists and Associated Components
Site Demolition Activities
Demolition Sub -Total
Asbestos and Lead Activities
Asbestos Abatement, Oversight, Air Monitoring and Reporting
Asbestos and Lead Activities Sub -Total
Preparation of Brownfield Plan and Act 381 Workplan
Brownfield Plan and Act 381 Workplan
Brownfield Plan and Act 381 Workplan Sub -Total
Administrative Fee
State Brownfield Redevelopment Fund
Total Request Local Only Act 381 Eligible I EGLE Act 381 Eligible
Activities Activities
$ 2,500
$
2,500
$ 11,345
$
11,345
$ 2,500
$
2,500
$ 9,676
$
9,676
$ 26,021 $
-
$
26,021
$ 100,000
1 $
100,000
$ 5,000
1 $
5,000
$ 25,000
1 $
25,000
$ 130,000
$ -I$
130,000
$
455,000
$
263,979 $ 191,021
S
125,000
$
125,000
$
35,000
$ 35,000
$
260A00
$
260,000
$
875,000
$
648,979 $ 226,021
$
200,000
$
200,0001
$
200,000
I $
200,000 I $
$ 18,000 $ 18,000
$ 18,000 $ - $ 18,000
y J/,y3U a 6(:"u a
$ 80,000 $ 80000 $ -
$ 37,265 1 $ - $ 37,265
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