The URL can be used to link to this page

Home My WebLink AboutResolutions - 2021.11.10 - 35021frOAKILANDF- COUNTYMICHIGAN BOARD OF COMMISSIONERS November 10, 2021 MISCELLANEOUS RESOLUTION #21-447 Sponsored By: William Miller III IN RE: 7020 Orchard Lake - Charter Township of West Bloomfield 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"), has 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 7020 Orchard Lake site in the Charter Township of West Bloomfield (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 West Bloomfield 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 West Bloomfield relating to the 7020 Orchard Lake redevelopment in the Charter Township of West Bloomfield; and WHEREAS the developer, 7020 Orchard Lake Company, will assume Brownfield related eligible activity development costs estimated at $2,787,260. Costs include baseline environmental assessments, contaminated soil removal 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 in the taxable value of the property over a five (5) year )eriod. Total tax capture consists of the following: Developer Reimbursement $ 2,787,260 Local Brownfield Revolving Fund $ 200,000 State Revolving Fund $ 163,528 OCBRA Admin Fees $ 25,000 Total Tax Capture $ 3,175,788 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 West Bloomfield, relating to the 7020 Orchard Lake 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 7020 Orchard Lake redevelopment in the Charter Township of West Bloomfield shall be held on November 10, 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. QrdDate: November 16, 2021 David Woodward, Commissioner {��v w�+ au Date: November 16, 2021 Hilarie Chambers, Deputy County Executive II Date: November 16, 2021 Lisa Brown, County Clerk I Register of Deeds COMMITTEE TRACKING 2021-11-03 Economic Development & Infrastructure - recommend to Board 2021-11-10 Full Board VOTE TRACKING Motioned by Commissioner Christine Long seconded by Commissioner Kristen Nelson to adopt the attached Brownfield Plan: 7020 Orchard Lake - Charter Township of West Bloomfield Project. Yes: David Woodward, Michael Gingell, Michael Spisz, Karen Joliat, Kristen Nelson, Eileen Kowall, Christine Long, Philip Weipert, Gwen Markham, Angela Powell, Chuck Moss, Marcia Gershenson, Yolanda Smith Charles, Charles Cavell, Penny Luebs, Janet Jackson, Robert Hoffman, Adam Kochenderfer (I8) No: None (0) Abstain: None (0) Absent: (0) The Motion Passed. ATTACHMENTS 1. EDI Packet 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 November 10, 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 Wednesday, November 10, 2021. i Lisa Brown, Oakland County Clerk/Register of Deeds ESTABLISHMENT OF A COMMITTEE FOR THE 7020 ORCHARD LAKE_ BROWNFIELD SITE OCTOBER 12, 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 shalt 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, Anne Jamieson-Urena (Oakland County BRA) and Steven Kaplan (Supervisor, West Bloomfield Township) have been designated to serve on the Local Host Committee since September 9, 2021 for the 7020 Orchard Lake project. WHEREAS, all parties involved with this project and the specific persons nominated for this committee have been meeting about this project starting on September 9th of 2021: and, THEREFORE, be it resolved, to approve and ratify the appointment of Anne Jamieson-Urena (Oakland County BRA) and Steven Kaplan (Supervisor, West Bloomfield Township) to serve on the 7020 Orchard Lake project committee. Yeas- Trigger, Woodward, Jamieson, Tighe, Webster Nays - Pete ter /� - / Chairperson, Oakland oun Brownfield Redevelopment Authority RESOLUTION TO APPROVE A BROWNFIELD REDEVELOPMENT PLAN, FOR THE 7020 ORCHARD LAKE BROWNFIELD SITE OCTOBER 112021 WHEREAS, the 7020 Orchard Lake 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, WHEREAS, the local host committee consisting of Anne Jamieson-Urena from the OCBRA and Steven Kaplan from West Bloomfield Township have met and have recommended the approval of the Brownfield plan; and, WHEREAS, the BRA Board has reviewed the proposed plan; now, THEREFORE, BE IT RESOLVED, the Brownfield Plan for the 7020 Orchard Lake project is hereby approved by the OCBRA on October 12, 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 $1,400,036 in local tax capture. BE IT FURTHER RESOLVED, to recommend the adoption of this plan by the Oakland County Board of Commissioners, and its Economic Development and Infrastructure Committee. Yeas- Tighe, Jamieson, Trigger, Webster, Woodward Nays - Peter W bster �� y�r Chairperson, Oakland C only rownfield Redevelopment Authority CHARTER TOWNSHIP OF WEST BLOOMFIELD RESOLUTION CONCURRING WITH THE PROVISIONS OF A BROWNFIELD PLAN ADOPTED BY THE OARLAND COUNTY BROWNFIELD REDEVELOPMENT Au a nwv a I FOR THE PERENNIAL WEST BLOOMFIELD PROJECT At a regular meeting of the Township Board for the Charter Township of West Bloomfield, Oakland County, Michigan, held on September 13, 2021, at Township Hall, 4550 Walnut Lake Road, West Bloomfield, Michigan, the following preamble and resolution were offered by Trustee Binder and supported by Trustee Warshay WHEREAS, the Oakland County Board of Commissioners, pursuant to and in accordance with the provisions ofthe 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 Brownfield Redevelopment Authority (OCBRA) and Board to facilitate the cleanup and redevelopment of Brownfields within Oakland County's communities; and WHEREAS, the property located at 7020 Orchard Lake Road (Tax Parcel 18-34-426-028) commonly known as Perennial West Bloomfield, is a "facility" in the Charter Township of West Bloomfield; and WHEREAS, a Brownfield cleanup and redevelopment plan (the "Plan") has been prepared by PM Environmental and dated August 30, 2021 to restore the environmental and economic viability of this parcel which the OCBRA has reviewed and approved; and WHEREAS, pursuant to OCBRA bylaws, 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 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 the Charter Township of West Bloomfield relating to the redevelopment of the property located at Perennial West Bloomfield (the "Property'); and WHEREAS, the members of the Charter Township of West Bloomfield Board of Trustees have reviewed the Plan and have been provided a reasonable opportunity to express their views and recommendations regarding the Plan in accordance with Section 13 of the Act. THEREFORE, IT IS RESOLVED that the Charter Township of West Bloomfield Board of Trustees hereby concurs with the provisions ofthe Plan including approval of the Plan by the Oakland County Board of Commissioners and implementation of the Plan by the OCBRA. IT IS 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 or any part thereof other than the part so declared to be invalid. AYES: Binder, Kaplan, Manna, Rosenberg, Warshay, Weingarden NAVES: None ABSTENTIONS: Hone ABSENT: Rosenfeld -Swimmer RESOLUTION DECLARED ADOPTED THIS I3f11 DAY OF SEPTEMBER 2021. CERTIFICATION STATE OFMICHIGAN ) ) SS. COUNTY OF OAKLAND ) I. Deborah Binder, the duly qualified Clerk of the Charter Township of West Bloomfield. Oakland County. Michigan, do hereby certify that the foregoing is a true and complete copy of a Resolution adopted by the Township Board of the Charter Township of West Bloomfield on the I ill day of September 2021; the original is on file in the Office of the Clerk. C�� DEBORAH BINDER TOWNSHIP CLERK 70803151 CHARTER TOWNSHIP OF WEST BLOOMFIELD RESOLUTION OF UNDERSTANDING TO UTILIZE THE OAKLAND COUNTY BROWNFIELD REDEVELOPMENT AUTHORITY FOR THE PERENNIAL WEST BLOOMFIELD PROJECT At a regular meeting of the Township Board for the Charter Township of West Bloomfield, Oakland County, Michigan, held on September 13, 2021, at Township Hall, 4550 Walnut Lake Road, West Bloomfield, Michigan, the following preamble and resolution were offered by Trustee Binder and supported by Trustee Warshay WHEREAS, the Charter Township of West Bloomfield has a Brownfield project located at 7020 Orchard Lake Road (Tax Parcel 18-34-426-028) commonly known as Perennial West Bloomfield that it would like to have reviewed and processed by the Oakland County Brownfield Redevelopment Authority (OCBRA); and WHEREAS, the Charter Township of West Bloomfield has not created a Brownfield Authority; and WHEREAS, the OCBRA was created by Oakland County pursuant to MCL §125.2651, et seq. to assist jurisdictions like the Charter Township of West Bloomfield that do not have their own Brownfield Authority; and WHEREAS, the OCBRA is prepared to assist the Charter Township of West Bloomfield by reviewing the proposed Perennial West Bloomfield project, provided that the Township acknowledges certain rights that the OCBRA has, to wit: (OCBRA or 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 (OCBRA or County) intends to capture and collect from the new tax increment revenues generated by the developer an amount up to $200,000 and that such funds will be placed in the (OCBRA's or County's) revolving loan fund for future remediation projects; and WHEREAS, the Charter Township of West Bloomfield will have the opportunity to provide public comment on any Brownfield plan (including the amount ofthe administrative fee to be collected and the amount captured for the revolving loan fund) before it is finally adopted by the OCBRA and/or the Oakland County Board of Commissioners. TSEAEFORE, IT IS RESOLVED that the Charter Township of West Bloomfield requests that the OCBRA undertake review of the Perennial West Bloomfield project. IT IS FURTHER RESOLVED that the Charter Township of West Bloomfield acknowledges and understands that (OCBRA or County) intends to collect certain administrative fees and capture certain taxes for its revolving loan fund, which will be specified in detail in any Brownfield plan before it is finally adopted. IT IS FURTHER RESOLVED that all resolutions or parts of resolutions in conflict with any of the provisions of this Resolution are hereby repealed. IT IS FURTHER RESOLVED that the Charter Township of West Bloomfield acknowledges and understands that (OCBRA or County) intends to collect certain administrative fees and capture certain taxes for its revolving loan fund. which will be specified in detail in any Brownfield Plan before it is finally adopted. AYES, Binder, Kaplan, Manna, Rosenberg, Warshay, Weingarden NAPES: None ABSTENTIONS: None ABSENT: Rosenfeld -Swimmer RESOLUTION DECLARED ADOPTED THIS 13"' DAY OF SEPTENIBER 2021. CERTIFICATION STATE OF MICHIGAN ) ) SS. COUNTY Of OAKLAND ) I. Deborah Binder, the duly qualified Clerk of the Charter Township of West Bloomfield, Oakland County. Michigan, do hereby certify that the foregoing is a true and complete copy of a Resolution adopted by the Township Board of the Charter Township of West Bloomfield on the I I" day of September2021; the original is on file in the Office of the Clerk. DEBORAH BINDER TOWNSHIP CLERK 70907A5 t OAKLAND COUNTY BROWNFIELD REDEVELOPMENT AUTHORITY BROWNFIELD PLAN PERENNIAL WEST BLOOMFIELD LOCATED AT 7020 ORCHARD LAKE ROAD WEST BLOOMFIELD TOWNSHIP, MICHIGAN August 30, 2021 Approved by Township Board: [date to be inserted following approval] Approved by OCBRA: [date to be inserted following approval] Approved by Board of Commissioners: [date to be inserted following approval] Prepared on Behalf of: Perennial Orchard Lake, LLC 32300 Northwestern Highway, Suite 230 Farmington Hills, MI 48334 Contact Person: Seth Herkowitz Telephone: (248) 539-5511 Prepared Bv: PM Environmental, Inc. 4080 West Eleven Mile Road Berkley, Michigan 48072 Contact Person: Jessica DeBone Telephone: (616) 328-5297 R4 .tll"l_i ENVIRONMENTAL Risk `he,t managcd Brownfield Plan for the proposed Perennial of West Bloomfield Located at 7020 Orchard Lake Road, West Bloomfield Township, Michigan PM Project No. 01-6114-0-0002; August 30, 2021 TABLE OF CONTENTS PROJECTSUMMARY............................................................................................................. 1 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(p))......................................................4 C. Summary of Eligible Activities and Description of Costs (Sec. 13(2)(a-b))........................4 D. Estimate of Captured Taxable Value and Tax Increment Revenues (Sec. 13 (2)(c)).........5 E. Method of Brownfield Plan Financing and Description of Advances by the Municipality (Sec. 13 (2)(d)).................................................................................................................6 F. Maximum Amount of Note or Bonded Indebtedness (Sec. 13 (2)(e))................................6 G. Duration of Brownfield Plan (Sec. 13(2)(f)).......................................................................6 H. Estimated Impact of Tax Increment Financing on Revenues of Taxing Jurisdictions (Sec. 13 (2)(g)).................................................................................................................6 I. Legal Description, Property Map, Statement of Qualifying Characteristics and Personal Property(Sec. 13(2)(h))...................................................................................................8 J. Displacement/Relocation of Individuals on Eligible Property (Sec. 13 (2)(i-I))....................8 K. Other Material that the Authority or Governing Body Considers Pertinent (Sec. 13 (2)(m)) . ...................................................................................................................................8 APPENDICIES Appendix A Legal Description Appendix B Property Location Boundary Appendix C Preliminary Site Plans and Renderings Appendix 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 proposed Perennial West Bloomfield Located at 7020 Orchard Lake Road, West Bloomfield Township, Michigan PM Project No. 01-6114-0-0002; August 30, 2021 PROJECT SUMMARY Project Name: Perennial West Bloomfield Project Location: The property is located at 7020 Orchard Lake Road in Township two north (T.2N), Range nine east (R.9E), Section 34, West Bloomfield Township, Oakland County Michigan 48322 (the "Property"), Type of Eligible The property is determined to be a "Facility" Property: Eligible Activities: Pre -Approved Activities, Department Specific Activities, Demolition, Asbestos Containing Materials (ACM) Activities, and Preparation and Implementation of a Brownfield Plan and Act 381 Work Plan. Developer Reimbursable $2,787,260 (includes eligible activities and 15% contingency) Costs: Years to Complete Reimbursement is limited to 5 years for after project Reimbursement: completion. Project Overview: This project includes the demolition of an existing, vacant commercial building for the construction of a 5-story residential development consisting of 213 luxury apartments. The development will transform the property's presence on the Orchard Lake Corridor. The development will feature high -end amenities including a terrace pool, fitness facilities, electric vehicle charging stations, and community rooms that are fully equipped with kitchens. It is estimated that 454 construction jobs, nine full time equivalent (FTE), and three part time new permanent jobs will be created during and following projection completion. PM Environmental, Inc. Page 1 Brownfield Plan for the proposed Perennial West Bloomfield Located at 7020 Orchard Lake Road, West Bloomfield Township, Michigan PM Project No. 01-6114-0-0002; August 30, 2021 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 II. GENERAL PROVISIONS A. Description of the Eliqible Propertv (Section 13 (2)(h)) and Proiect The Eligible Property consists of one (1) legal parcel totaling approximately 5.618 acres with a street address of 7020 Orchard Lake Road, West Bloomfield Township, Oakland County, Michigan. The parcel and all tangible personal property located thereon will comprise the eligible property and is referred to herein as the "subject property." The Property is located on the Orchard Lake Road corridor, bounded by commercial uses to the north and south, Orchard Lake Road to the east, and residential uses to the west. Detailed parcel information is outlined below. Property AddresApproximate, Eligibility s Part el ID Acreage 7020 Orchard Lake Road X 18-34-426-028 5.618 acres I Facility Perennial Orchard Lake, LLC, (Perennial), an affiliate of Hunter Pasteur Homes and The Forbes Company, or any affiliate, or such other developer as approved by the Authority, are collectively the project developer ("Developer"). PM Environmental, Inc. Page 2 Brownfield Plan for the proposed Perennial West Bloomfield Located at 7020 Orchard Lake Road, West Bloomfield Township, Michigan PM Project No. 01-6114-0-0002; August 30, 2021 Perennial Orchard Lake, LLC is an affiliate multifamily brand that is powered by Hunter Pasteur Homes and The Forbes Company. The Developer actively seeks markets that lack newly constructed, Class -A apartments with premium amenities. They pride themselves on being hyper -focused on the resident experience by providing best -in -class service and the highest quality, timeless designs with cutting edge technology. The Perennial team is made up of accomplished and determined individuals establishing a brand synonymous with a luxurious and tailored lifestyle. The parcel is currently zoned B-1 Local Business District, the Property is commercially developed with a 45,893 square foot vacant automotive dealership building in an area characterized by commercial and residential uses. The zoning will remain unchanged as the current zoning permits the proposed future use. Standard and other historical sources document the subject property was utilized for crop -row agricultural purposes in at least 1940. Two dwellings were constructed in the northeastern and south-central portions between 1940 and 1949 and 1952 and 1957. Agricultural activities ceased between 1957 and 1963 and the former dwellings were demolished by 1978, when a majority of the current building was constructed. Additions were completed on the western portion of the building in 1992 and 1996. The building was occupied by Cauley Chevrolet or Cauley Performance Automotive between 1978 and 2019 for automotive sales, service, and repair operations. The building has remained vacant since late-2019/early-2020. The Property's legal description is included in Appendix A. Property location maps are included in Appendix B. The proposed redevelopment includes demolition of the current building (which totals approximately 45,893 square feet, to prepare the property for a new, 5-story, 331,983 square foot residential development. The Project will create 213 luxury apartment units ranging from 675 to 1,950 square feet in size. A total of 355 parking spaces will be created to accommodate residents, as well as the usage of numerous on -site amenities. Amenities will create a vacation - like lifestyle for residents including a 22,000 square foot pool terrace. Residents will have use of private "work from home" fully equipped offices, community rooms for entertaining, and fitness facilities. The development will utilize the LEED building design and include electric vehicle charging stations. Additionally, Daly Road, to the northwest of the Property, will be expanded to provide additional access. The addition of 213 residential units will bring new residents to the Township, further supporting nearby businesses. The transformative nature of the project will assist in catalyzing continued investment along the corridor, working in conjunction with other nearby developments, Demolition activities are anticipated to begin in the winter of 2021. Construction will continue over an 18-month period. Perennial's investment is anticipated to create approximately 454 construction jobs, nine full-time equivalent (FTE), and three part-time permanent jobs. Preliminary site plans and renderings are included in Appendix C. PM Environmental, Inc. Page 3 Brownfield Plan for the proposed Perennial West Bloomfield Located at 7020 Orchard Lake Road, West Bloomfield Township, Michigan PM Project No. 01-6114-0-0002; August 30, 2021 B. Basis of Eligibility (Section 13 (2)(hl and Section 2(D)) The Property is considered "Eligible Property" as defined by Act 381, Section 2 because the Property is determined to be a "Facility" as defined by Act 381. Concentrations of various volatile organic compounds (VOCs) and polynuclear aromatics (PNAs) were detected in several soil boring locations in the service garage area, body shop, and parts department above Part 201 Residential and Nonresidential Drinking Water Protection (DWP) and Groundwater Surface Water Interface Protection (GSIP) cleanup criteria, as well as EGLE Residential and Nonresidential Volatilization to Indoor Air Pathway (VIAP) screening levels. Concentrations of VOCs and PNAs were also detected in groundwater samples at levels exceeding Part 201 Residential and Nonresidential Drinking Water (DWP) and Groundwater Surface Water Interface Protection (GSIP) cleanup criteria, as well as EGLE Residential and Nonresidential Volatilization to Indoor Air Pathway (VIAP) screening levels. These results indicate that the subject property is a "Facility," as defined in Section 20101(1)(s) of Part 201 of P.A. 451 of 1994, as amended. Additional documentation, tables and figures outlining the property's "facility" status is provided in Appendix D. C. Summary of Eliaible Activities and Descriotion 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 Pre -Approved Activities, Department Specific Activities, Demolition, Asbestos Activities, and the Preparation of the Brownfield Plan and Act 381 Work Plan. A complete itemization of these activities and associated expenses is included in Table 1. The following eligible activities and budgeted costs are intended as part of the development of the property and are to be financed solely by the developer. All activities are intended to be "Eligible Activities" under the Brownfield Redevelopment Financing Act. The Authority is not responsible for any cost of eligible activities and will incur no debt. 1. Pre -Approved Activities include a Phase I and II Environmental Site Assessment (ESA), Due Care Delineation Investigation, and Hazardous Materials Survey required as part of the pre -purchase due diligence conducted on the property at a total cost of $72,360. 2. Department Specific Activities include the preparation of a soil and groundwater management plan, frac tank rental for groundwater management, contaminated groundwater treatment and disposal, contaminated soil excavation, transportation, and disposal, fill, compaction, and rough grading to balance the site where soil was removed, and oversight, sampling, and reporting by an environmental professional at a total estimated cost of $2,106,000. A soil and groundwater management plan will be prepared and implemented outlining means and methods for excavating, characterizing, and disposing of contaminated media during redevelopment activities. An estimated 26,000 tons of contaminated soil will be required to be excavated to depths ranging from 10.0 to 12.0 feet deep to remediate the property to unrestricted residential criteria to facilitate the proposed development and PM Environmental, Inc. Page 4 Brownfield Plan for the proposed Perennial West Bloomfield Located at 7020 Orchard Lake Road, West Bloomfield Township, Michigan PM Project No. 01-6114-0-0002; August 3D, 2021 ensure due care obligations are met. Refer to Figures 4A, 4B, 4C, and 5 within Appendix D for soil boring/temporary monitoring well locations with soil and groundwater analytical results summaries, The figures also depict the estimated lateral extent of soil and/or groundwater impact. Groundwater that enters the excavation will be pumped, stored in a frac tank, and sampled to determine whether the groundwater will require carbon pretreatment prior to discharge or if the groundwater is required to be sent to a disposal facility. Oversight, sampling, and reporting associated with the due care activities described within will be required including bid specifications, implementation, sampling and oversight of excavation activities, and development of post -excavation reporting documenting the excavation activities. 3. Demolition Activities includes demolition of the existing 45,893 square foot building and site demolition (asphalt, concrete, and other site improvements) at an estimated cost of $200,000. 4. Asbestos Activities includes asbestos containing materials (ACM) abatement of roofing vent/duct sealants identified under a pre -demolition ACM survey, oversight, air monitoring and associated reporting at an estimated cost of $20,000. 5. Preparation and Implementation of the Brownfield Plan and Act 381 Work Plan and associated activities (e.g. meetings with BRA, review by Township Attorney etc.) at a cost of approximately $40,000. 6. A 15% contingency of $348,900 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 Pre -Approved Activities and Preparation and Implementation of the Brownfield Plan and Act 381 Work Plan. All activities are intended to be "Eligible Activities" under the Brownfield Redevelopment Financing Act. The total estimated cost of Eligible Activities subject to reimbursement from tax increment revenues is $2,438,360 with a potential $348,900 contingency, resulting in a total cost of $2,787,260. Therefore, the total cost for reimbursement to the applicant is a not -to -exceed amount of $2,787,260 (including contingency), unless the Plan is amended and approved by the OCBRA. D. Estimate of Caotured 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 2021 tax year tax values, which is $1,358,210. Tax increment revenue capture will begin when tax increment is generated by redevelopment of the Property, which is estimated to begin in 2024. The estimated taxable value of the completed development is $12,017,292. 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 following developer reimbursement for a total of $200,000. The funds PM Environmental, Inc. Page 5 Brownfield Plan for the proposed Perennial West Bloomfield Located at 7020 Orchard Lake Road, West Bloomfield Township, Michigan PM Project No. 01-6114-0-0002; August 30, 2021 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 as estimated in Table 3. E. Method of Brownfield Plan Financing and Description of Advances by the Municipality (Sec. 13 (2)(d)) Eligible activities will be financed by Perennial Orchard Lake, 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 Perennial Orchard Lake, LLC will be repaid under the Michigan Brownfield Redevelopment Financing Program (Michigan Public Act 381, as amended) with incremental taxes generated by future development of the property. The estimated amount of tax increment revenue capture to the Developer, Brownfield Redevelopment Authority, and State Brownfield Redevelopment Fund is $3,175,788. This includes Brownfield Plan Preparation and Implementation and Brownfield Redevelopment Authority 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 WWII No note or bonded indebtedness will be incurred by any local unit of government for this project. G. Duration of Brownfield Plan (Sec. 13 (2101) Reimbursement under this Plan is limited to five years following project completion estimated to begin in 2024. 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 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 Financina on Revenues of Taxina. Jurisdictions (Sec. 13 (2)(a)) Taxes will continue to be generated to taxing jurisdictions on local and school captured millages at the base taxable value of $1,358,210 throughout the duration of this Plan totaling $62,642 annually. Non -capturable millages, including debt millages, the zoo authority and art institute, will have an increase in tax revenue following redevelopment estimated to be $384,432 during the five years of reimbursement and existing base taxes of $9,579 will continue to be collected annually 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, and the state brownfield redevelopment fund, and the local brownfield revolving fund. PM Environmental, Inc. Page 6 Brownfield Plan for the proposed Perennial West Bloomfield Located at 7020 Orchard Lake Road, West Bloomfield Township, Michigan PM Project No. 01-6114-0-0002; August 30, 2021 See Table 2 for a complete breakdown of estimated available tax increment revenue and Table 3 for the estimated annual reimbursement. Millage State Education Tax School Operating' Subtotal County Operating OIS Allocated OIS Voted OCC Voted School Sinking Fund County Park and Rec HCMA OCPTA Township Operating Public Safety Safety Path Twp. Parks -Gen Twp. Parks -Land Twp. Parks -Active Twp. Parks -Restore Library 1 Library 2 Subtotal Total Capturable Millages Rate' Developer Admin'Fee SBRF LBRF Taxes Preserved for Reimbursement" Capture Capture Taxing Unit 6.0000 $258,293 $0 $163,528 $26,019 $40,746 16.9544 $729,866 $0 $0 $73,522 $115,138 22.9544 $988,158 $0 $163,528 $99,540 $155,884 4.0200 $197,356 $4,338 $0 $17,432 $27,300 0.1918 $9,416 $207 $0 $832 $1,303 3.0362 $149,058 $3,277 $0 $13,166 $20,619 1,5184 $74,544 $1,639 $0 $6,584 $10,312 1.1853 $58,191 $1,279 $0 $5,140 $8,049 0.3500 $17,183 $378 $0 $1,518 $2,377 0.2104 $10,329 $227 $0 $912 $1,429 0.9851 $48,362 $1,063 $0 $4,272 $6,690 3.3056 $162,284 $3,567 $0 $14,335 $22,448 5.6807 $278,886 $6,130 $0 $24,634 $38,578 0.1878 $9,220 $203 $0 $814 $1,275 0.2307 $11,326 $249 $0 $1,000 $1,567 0.3664 $17,988 $395 $0 $1,589 $2,488 0.2167 $10,639 $234 $0 $940 $1,472 0.3317 $16,284 $358 $0 $1,438 $2,253 0.7250 $35,593 $782 $0 $3,144 $4,924 0.6246 $30,664 $674 $0 $2,709 $4,242 23.1664 $1,137,323 $25,000 $0 $100,460 $157,324 46.1208 $2,125,481 $25,000 $163,528 $200,000 $313,209 Non -Capturable Milages School Debt 1 6.6500 $0 $0 $0 $0 $407,647 Zoo Authority 0,0965 $0 $0 $0 $0 $5,915 Art Institute 0.1913 $0 $0 $0 $0 $11,727 Twp. Drain Debt 0.1148 $0 $0 $0 $0 $7,037 Total Non - Capturable 7.0526 $0 $0 $0 $0 $432,326 Millages *The School Operating rate is inclusive of Operating Non -Homestead and Operating ALL (also known as Hold Harmless) ** Total reimbursement will vary based on the actual taxable value of the property following project completion, not to exceed $Z787,260. Total Activities Reimbursed by TIF Estimated Costs Maximum Developer Reimbursement (including a 15% contingency) $2,787,260 OCBRA Administration Fees $25,000 State Brownfield Redevelopment Fund $163,528 OCBRA Local Brownfield Revolving Fund $200,000 Total $3,175,788 PM Environmental, Inc. Page 7 Brownfield Plan for the proposed Perennial West Bloomfield Located at 7020 Orchard Lake Road, West Bloomfield Township, Michigan PM Project No. 01-6114-0-0002; August 30, 2021 I. Leaal Description, Property Map, Statement of Qualifvina Characteristics and Personal Propertv (Sec. 13 (2)(h)) The legal description of the Property included in this Plan is attached in Appendix A. Property location maps are included in Appendix B. Documentation of characteristics that qualify the property as eligible property is provided in Appendix D. 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 Eliaible Propertv (Sec. 13 (210-I1) No displacement of residents or families is expected as part of this project. K. Other Material that the Authoritv or Governina Bodv Considers Pertinent (Sec. 13 2 m The Brownfield Redevelopment Authority 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. PM Environmental, Inc. Page 8 Attachment A P&4 ENVIRONMENTAL Risk Welt Managed i I o ��10 Y 900 b NIM 898.44 RIM 89&47 WM 89849 h ... al'li aw _'1Q.. tp6 gyuAx �9 ONxi tlr°Sk x0�9� � Y00ry 9 ASP ALT AIRE Ntiy�' SSG! ! I I I I i 1 ! 9 h d` CCNCNE* 24" G'^' tN � i �p i BASE DIA flB BASE - _ qG� - i - xyo^ BABE gqoG'ti °' I AT Y� �9 1� G9 '9 Gry6 rypk RIM QGD.59 CONCRETE g 9 Gry. 4 Gry. Ox' Attachment 6 ��r�ru Vo ENVIRONMENTAL Risk Wet[ Mansged LM 2Foot Contours - 100 VI-FEMAHe lain Disdaimer The information provided herewith has been compiled from recorded Date Created 9/2/2020 r - 5 Foot Contours Q 100 yr (detailed)- FEMA Floodplam deeds, plats, tax maps, surveys antl other public records. It is not a legally recordatl CIAN�?_ - map or survey and is not intended to be used as one. Users should consult the 4 -� a•«.-�a�.,.,.„ 41V FEMA Base Flood Elevations 40 Wo yr-FEMA Floodplain information sources mentioned above when questions arise. FEMA Flooplam data may David Coulter NORTH GV FEMA Cross Sections'FLOODWAY -FEMA Floodplain trot always be present in the map. Oakland County Executive finch = 400 feet Oakland County One Stop Shop 2100 Pontiac Lako Read Mug 41 West Water/orq MI 48328 Phone 243858-0221 Web.. advummopaWand com Attachment C ^ 1r09 i Lij 1 • I- � 0 r ; r 1 �y it I I I I I I I I I I I I I I P—f] I I I I I I ITTIMIdilklIl I I I� �___u___u I I I 1 I I Q -7-lwr-�-Jjffil�jj LLLt o, L_J 220 B.5 1, Sf 221 A.1 686 SF 222 A2B 606 SF 223 A2B sob sF 224 A.38 7 8FSF 225 13.5 8995E 219 218 2-1 71 212 211 210 209 208 207 A.1B B.16 A.18 B.6 A.1 A2B B.6 A.1 B.1B B.1B A., B.6 A28 E86 sF 1,020SF 686 sF f200 SF 686SF 606 SF I,MBSF 686 SF 1,0205E 1,020 SF 6BS SF 1,2085E BOS SF 226 Al 66asF 317 316 315 314 313 312 311 310 309 308 307 A.1 B B.6 A.1 A.28 B.6 A.1 B.1 B B.1 B A.1 e.6 A.26 6865E 12105E 6005E BOS SF 1,200 SF BBS SF L0205F 1,M05F C565F 1,2085E 605 SF 320 B.5 I,a61 sF 321 A.i ses sF 322 A.2B 600SF 323 A.2B BOS SF 324 A.3 8335E 6.5 taws 421 A.1 600 SF 42-2 ' A.26 Cam' 0006E I 423 A28 00s SF 424 r A.3 ausF M � r tu4 419 4 88 417 416 415 414 413 A.1 B B., B A.1 B e.6 A.1 A.26 B.6 6060E 1,0266E 696 sF 1,2116E 6065f BO66F 1,2066E AN 11-1 o l 0 431� 432 B A.1B 8.1B sF fi sF 1,azesF 429 B.7 9 SF 433 434 600 SF T B.78A.16 1p206F 436 A.26 000 SF 412 411 410 M., A.i6NSF 1,0206E 1,0205E L J,i ti S� Sw .i N AF �ty'1 J Lu-.- M 407 A2B M. ml s 519 518 517 5 66 515 514 L- AM BAB A.1B B.6 A.1 A .2B 664 SF 1.026SF fi045F 1,2095E 694 SF iM 520 B.5 1,4015E 521 A.1 "n SF 522 A.2B SSF 523 A.28 ems sF m 525 B.5 1A01SF 513 512 11— 511 a14 _ 510 509 507 B.6 A.1 B.l'B B.1B A.1 M A.2B 1,0265E1,02656045E 604 SF Attachment D P AR ENVIRONMENTAL Risk Wet[ Managed ENVIRONMENTAL SERVICES BUILDINGARCHITECTURE; ENGINEERING & SCIENCE . 4DUSTRIALHYGIENE SERVICES BROWNFIELDS & ECONOMIC, INCENTIVES CONSULTING' Know Your Risk. Take Control. Work with the Experts. Risk WeR Managed C Vacant Automotive Dealership 7020 Orchard Lake Road I West Bloomfield, Michigan PM Project Number 01-6114-2-0003 Prepared for. Perennial Orchard Lake LLC 32300 Northwestern Highway, Suite 230 Farmington Hills, Michigan Prepares' by: PM Environmental, Inc. 4080 West Eleven Mile Road Berkley, Michigan 48072 www,pmen t.com ,k - PAVI ENVIRONMENTAL Risk West Managed July 2, 2021 Corporate Headquarters Lansing, Michigan 3340 Ranger Road, Lansing, MI 48906 f: 877.884.6775 t: 517,321.3331 Mr. Seth Herkowitz Perennial Orchard Lake LLC 32300 Northwestern Highway, Suite 230 Farmington Hills, Michigan 48334 Michigan Locations Berkley Bay City Grand Rapids Detroit Chesterfield Lansing Re: Additional Delineation Activities for the Vacant Automotive Dealership Located at 7020 Orchard Lake Road, West Bloomfield, Michigan PM Environmental, Inc. Project No. 01-6114-2-0003 Dear Mr. Herkowitz: PM Environmental, Inc. (PM) completed additional delineation activities at the Vacant Automotive Dealership located at 7020 Orchard Lake Road, West Bloomfield, Michigan (Figure 1) to determine the full extent of soil and groundwater contamination and to aid in the determining of due care requirements and related mitigation and/or remediation options. INTRODUCTION AND BACKGROUND The subject property consists of one parcel of land totaling 5.62 acres and is located on the west side of Orchard Lake Road, south of West Maple Road, and north of West 14 Mile Road in West Bloomfield, Oakland County, Michigan (Figure 1). The subject property is currently developed with a vacant automotive dealership building totaling 45,893 square feet. Asphalt and concrete pavement is present surrounding the buildings and an asphalt paved parking lot is located west of the building. An asphalt paved access road and a storm water retention pond are located in the eastern portion of the subject property. The remainder of the property contains groomed grass and landscaped areas (Figure 2). Standard and other historical sources document the subject property was utilized for crop -row agricultural purposes in at least 1940. Two dwellings were constructed in the northeastern and south-central portions between 1940 and 1949 and 1952 and 1957. Agricultural activities ceased between 1957 and 1963 and the former dwellings were demolished by 1978, when a majority of the current building was constructed. Additions were completed on the western portion of the building in 1992 and 1996. The building was occupied by Cauley Chevrolet or Cauley Performance Automotive between 1978 and 2019 for automotive sales, service, and repair operations. The building has remained vacant since early-2020. The following onsite recognized environmental conditions (RECs) were identified in PM's September 2020 Phase I ESA: The subject building was historically occupied by automotive sales, service, and collision repair operations between 1978 and 2019, with no known assessments completed associated with these operations. Historical operations included the use of paint booths with paint storage and mixing areas. Historical interior waste streams associated with the automotive service, painting, and collision repair operations would have consisted of general hazardous substances and/or petroleum products. A portion of this time period preceded major environmental regulations and current waste management and disposal procedures. Additionally, PM previously observed staining in the vicinity of the former aboveground storage tank (AST) storage area and within the air compressor room. The potential exists that a release may have occurred from the unknown historical waste management practices ENVIRONMENTAL & ENGINEERING SERVICES NATIONWIDE I WWW.PMENV.COM 1 1.800.313.2966 Additional Delineation Activities for the Vacant Automotive Dealership Located at 7020 Orchard Lake Road, West Bloomfield, Michigan PM Project No. 01-6114-2-0003; July 2, 2021 associated with the automotive service, collision repair, and painting operations including former AST and drum storage areas. PM observed several in -ground hoists and aboveground lifts in the automotive service area and one single in -ground hoist in the northeastern portion of the body shop. The majority of the in -ground hoists were installed during construction of the building in 1978, with exception of two in -ground hoists in the automotive service area that were installed in 2000 and 2002 as replacements of original in -ground hoists. Additionally, one former in -ground hoist was removed from the automotive service area in 2007 and was not replaced. In -ground hoists installed on or before 1978 have an underground reservoir for hydraulic fluids, which can also contain polychlorinated biphenyls (PCBs). In -ground hoists installed post-1978 have an underground reservoir for hydraulic fluids, which can have a release from long term use. The potential exists that a release occurred from the former hydraulic hoist systems and/or underground reservoirs and for PCBs to be present. Additionally, the potential exists for orphaned reservoirs to be present on the subject property. PM observed several floor drains and/or trench drains in the automotive service area, body shop area, and in the original paint booth room in the northern building that were installed during initial construction of the building or during the construction of additions. Two of the floor drains in the western portion of the service area contain sumps that were reportedly pumped out twice a year previously. A floor drain is also located in the air compressor room that PM was unable to access. A trench drain and/or floor drains were observed in the car wash/detailing area and the restrooms, which reportedly discharge to the municipal sewer system. Historical interior waste streams associated with the former service, painting, and collision shop operations would have consisted of general hazardous substances and/or petroleum products. A portion of this time period preceded major environmental regulations and current waste management and disposal procedures. Based upon the age of the building, the potential exists for failure of the drainage system (i.e. cracks, leaks) to have occurred over time. The historical waste management practices associated with the floor drains and associated sumps are unknown and could be a source of subsurface contamination. No nearby or adjoining RECs were identified PHASE II ESA SITE INVESTIGATION On September 14-16 and October 6, 2020, PM completed site investigation activities to assess the RECs identified in PM's September 2020 Phase I ESA and to delineate the extent of impacted soil and groundwater at the subject property. The scope of work consisted of the completion of a ground penetrating radar (GPR) survey around the current and former in -ground hoists, advancement of 40 soil borings (SB-1 through SB-40) to a maximum depth of 20.0 feet below ground surface (bgs), installation of 19 temporary monitoring wells (SB/TMW-1, SB/TMW- 2, SB/TMW-3, SB/TMW-6, SB/TMW-9, SB/TMW-10, SB/TMW-11, SB/TMW-12, SB/TMW-14, SB/TMW-20, SB/TMW-21, SB/TMW-22, SB/TMW-25, SB/TMW-27, SB/TMW-28, SB/TMW-30, SB/TMW-31, SB/TMW-33, and SB/TMW-36), and collection of 72 soil samples and 19 groundwater samples for laboratory analysis of volatile organic compounds (VOCs), polynuclear aromatic hydrocarbons (PNAs), polychlorinated biphenyls (PCBs), and/or metals (cadmium, chromium, and lead). No anomalies were detected during the GPR survey that were indicative of the presence of orphan in -ground hoist reservoirs. PM Environmental, Inc. Page 2 Additional Delineation Activities for the Vacant Automotive Dealership Located at 7020 Orchard Lake Road, West Bloomfield, Michigan PM Project No. 01-6114-2-0003; July 2, 2021 Concentrations of various VOCs and/or PNAs were detected in several soil boring locations (SB- 1, SB-2, SB-4, SB-5, SB-9, SB-10, SB-11, SB-13, SB-14, SB-15, SB-16, SB-18, SB-20, SB-33, SB-36, SB-27, SB-38, SB-29) located in the service garage area, body shop, and parts department above Part 201 Residential and Nonresidential Drinking Water Protection (DWP) and Groundwater Surface Water Interface Protection (GSIP) cleanup criteria, as well as EGLE Residential and Nonresidential Volatilization to Indoor Air Pathway (VIAP) screening levels. Concentrations of various VOCs and/or PNAs were detected in the groundwater samples collected at SB/TMW-2 and SB/TMW-3 above Part 201 Residential and Nonresidential Drinking Water (DW) and Groundwater Surface Water Interface (GSI) cleanup criteria, as well as EGLE Residential and Nonresidential Volatilization to Indoor Air Pathway (VIAP) screening levels. CURRENT SITE INVESTIGATION On May 26, 2021, PM completed additional delineation activities to further delineate the extent of impacted soil and groundwater to the south and southeast at the subject property. The scope of work consisted of the advancement of seven soil borings (SB-41 through SB-47) to a maximum depth of 20.0 feet bgs, installation of one temporary monitoring wells (SB/TMW-42), and collection of 17 soil samples and one groundwater sample for laboratory analysis of VOCs and PNAs. Concentrations of various VOCs and/or PNAs were detected in several soil boring locations (SB- 41, SB-42, SB-43, SB-45, and SB-46) located in the body shop and parts department above Part 201 Residential and Nonresidential Drinking Water Protection (DWP) and Groundwater Surface Water Interface Protection (GSIP) cleanup criteria, as well as EGLE Residential and Nonresidential Volatilization to Indoor Air Pathway (VIAP) screening levels. No concentrations of VOCs and/or PNAs were detected in the groundwater sample collected at SB/TMW-42 above the most restrictive Part 201 Residential cleanup criteria or the most restrictive EGLE Residential VIAP screening levels. Refer to Figures 4A, 4B, 4C, and 5 for soil boring/temporary monitoring well locations with soil and groundwater analytical result summaries. Based upon the results of this investigation PM estimates 26,000 tons of contaminated soil will be required to be excavated to depths ranging from 10.0 to 12.0 feet deep to remediate the property to unrestricted residential criteria to facilitate the proposed development. The figures also depict the estimated lateral extent of soil and/or groundwater impact. Estimated costs to excavate, transport and dispose of the contaminated soil at a Type II Landfill and backfill will be approximately $50/ton for a total cost of $1,300,000 and additional soil and groundwater sampling, oversight, reporting are estimated to be $70,000-$100,000. This cost assumes the soil excavation will effectively remediate the groundwater impact by removing the saturated intervals. However, groundwater that enters the excavation will need to be pumped, stored in a frac tank, and sampled to determine whether the groundwater will require carbon pretreatment prior to discharge or if the groundwater is required to be sent to a disposal facility. The cost for disposal of the impacted groundwater at a licensed disposal facility is estimated to be approximately $0.45/gallon. These activities are subject to change depending upon the final site plan configuration and respective utility and foundation locations. PM Environmental, Inc. Page 3 Additional Delineation Activities for the Vacant Automotive Dealership Located at 7020 Orchard Lake Road, West Bloomfield, Michigan PM Project No. 01-6114-2-0003; July 2, 2021 SUMMARY Concentrations of various VOCs and PNAs were detected in several soil and groundwater samples collected at the subject property above Part 201 Residential and Nonresidential DWP/DW and GSIP/GSI cleanup criteria. These results indicate that the subject property is a "facility," as defined in Section 20101(1)(r) of Part 201 of P.A. 451 of 1994, as amended. Additionally, several of the VOC and PNA concentrations in soil and groundwater samples exceeded EGLE Residential and Nonresidential VIAP screening levels and are indicative of a potential vapor intrusion concern. As discussed above, the preferred due care responsibilities based on the proposed residential use will include excavating approximately 26,000 tons of impacted soil including the saturated intervals to mitigate the vapor intrusion concern at an estimated cost of $1,300,000. Additional costs for disposal of the impacted groundwater at a licensed disposal facility is estimated to be approximately $0.45/gallon. The findings discussed in this summary letter are subject to change as data becomes available for review. If you have any questions regarding the information in this report, please contact us at 800.313.2966. Sincerely, PM ENVIRONMENTAL, INC. Jenne MacDonald Jennifer Ritchie, CPG Staff Scientist National Site Investigation Services Manager PM Environmental, Inc. Page 4 Additional Delineation Activities for the Vacant Automotive Dealership Located at 7020 Orchard Lake Road, West Bloomfield, Michigan PM Project No. 01-6114-2-0003; July 2, 2021 FIGURES Figure 1: Property Vicinity Map Figure 2: Subject Property and Adjoining Properties Figure 3: Detailed Diagram of the Subject Property Building with GPR Survey Area Figure 4A: Soil Analytical Results — West Side of Building Figure 46: Soil Analytical Results — Service Area Figure 4C: Soil Analytical Results — Body Shop and Parts Department Figure 5: Groundwater Analytical Results TABLES Table 1: Summary of Soil Analytical Results: Volatile Organic Compounds Table 2: Summary of Soil Analytical Results: Polynuclear Aromatic Compounds, Polychlorinated Biphenyls and Metals Table 3: Summary of Groundwater Analytical Results: Volatile Organic Compounds Table 4: Summary of Groundwater Analytical Results: Polynuclear Aromatic Compounds and Metals APPENDICES Appendix A: Soil Boring Logs Appendix B: Laboratory Analytical Reports PM Environmental, Inc. Page 5 Figures i OAKLAND COUNTY FIGURE 1 PROPERTY VICINITY MAP UNITED STATES GEOLOGICAL SURVEY, 7.5 MINUTE SERIES PONTIAC SOUTH, MI QUADRANGLE, 1997. MICHGN RWDRNNA£ IDfAWH PROD: TBffi w NOT ♦ LEGAL DRN 6/: DAM' Environmental I VACANT AUTOMOTIVE DEALERSHIP i RDNY6Y KS/CS 6�10�2021 7020 ORCHARD LAKE ROAD veRlw Srwu: cNKD er sr• r. & Engineering o zaoo' LB/JM 1' = 2,000' WEST BLOOMFIELD, MI s NOf r ow ixs FllE tUME ` EllYl ServiceS .;,;� ,,,_ 01-6114—?-003F00R00,o1 / (2) 200-GALLON ASTs OF WASHER FLUID AND ANTIFREEZE [-i (EMPTY) STORAGE BAY O y COMPRESSOR ROOM C DRUMS OF SOAP AND DETERGENTS ANTIFREEZE AND OIL FILTER CONTAINERS (EMPTY) ORIGINALPAINT I r BOOTH ROOM ALT FA �I r I I GIN55 RESIDENTIAL" I I I I I FORMER 6,000-GALLON GASOLINE UST APPROXIMATE LOCATION (REMOVED PRIOR TO 1996 BUILDING ADDInnNi 6960 ORCHARD LAKE ROAD MULTI -TENANT OFFICE BUILDING (2) EMPTY ASTs —W W---W ASPRr1LT W�—W-1 �ll 77\' ROAD r \j I AsPIIA p PA✓L 7070 ORCHARD LAKE ROAD CAULEY FERRARf OF DETROIT FORMER 1,000 FORMER 5F i- FORMEf •W--W— W—W —b,t3— - cA•—.- —r HOIST LOCA \ " t \ J \ ��a typtSd1Swt��d°.7 � a r No+Sd} W� �� aS NppM \\ ldll�yl"i 2id`J ', • } `z � 63,�d� �C d # I VI IfIi/ 'N - iftf �N { f/� �'Jj'/�f !,!: >'`//I"f �' '�/ (j ,J/ � f // !'I` ay _ — 7'__- \• ,f/ i,�i:t,- �� •/f/jJr//I��({� /11�Ijj,!/I //� �� , f / I :r' - ., �9 ' ' ,,, /f/r1 ' 'lM/M z �-7 0 _M2 0 20 I.Nio, 0 UNIM u IPNAN QDL lu aDL 1Cr 4,050 [Pb 0,300 I M-0 I /15/2MO 9/15/2020 I - 2.6 9 I 5.0 - 6.W WASH i W 24 5 2020 - — - - - - - - - - - - - - W-26 5 2020 3.5 4b UNITS U, SB-26 VOA. GAOL -A. dOL I SO-25 I Q 020 A 5 SB/TMW-25 /2 h 2.5 - 3.5' UG Wlb PHA. OADL — — -- — -- — -- — ASP -30 ETA,lL A A, SB-'32 (D SR, ITMW A -3 Tp hl 4� SB-29' SE-8 SB SIM �6' SH-35 mw-lae PRE -SERVICE Sr- $B/T Alz .,//X/. . . AREA -40 Op" -4d SB/T 'HOP S13\-470 r. I S -33 I IOP!2520 10 12,020 I 5. - 5.0' iz. - 13.0' I UNIiTi u ( UNITS U111-111 n-S estiWTYLH 120 NPNO 0 EL OMER VOCe 4ADL --- >'/T/ 17, 34 lor,020 ',or zi UNITS a UNITS u 4ADL vote O DL NA. IPNAe OADL NO OAOLJ 58-5 58-5 8(14/2020 9{14/2020 1 7. - 8.0' 12. - 13.0' p1FTAIL AREA — F I I VPONCAee12.Ou-/z3o.zd/VOC1ee6�.0t4 /i1�1hU.o0 UN1S UNIs GOLm 4 ' 01 NO MOLT S Cd 47 1C i Pb 51M100 se-31 101 /B/Y020 � #I e.D - zD7.D I UNITS u�( �55-18 (SB-18 �dl� �- I 8.01- 10.0' 13.11+/ 1+.V 1 > IPNAe QIO UN A. NNITS `ACa QIDL i.........//,//i f e Bul e10 PNM QIDL n-PROP 970 W-32 SB-32 1 10 5 2020 10 8 2020 7.0-5.0' 11.0-110 UNI15 a (UNIM uDLK81 VOCe VOC. W0L1 PNAe O DL PNAe QDL1 , SP-923 /i �H-40• /TM _gin^r, �cr5g r, 1134; 1 sa-St 0 9 zozo 2 0 - 14.0' 0IK ,10L e�5 I 10 N_ /20 MW8,14-1-00 2020 814/020 - 5.0' 014/��, S 6. 17.5' - 7.0' .11.5' I'- ASi gL F= id//;�2 T /T/7/1T/ `TT% �9KS._�GIS- / co r�1 B/TMW-30 �' �o � I. %zLfil�`� !i`/> P, pit u SB-OL 0 PRE -SERVICE AREA j�-. UNITS u F Q DL F IA. PNAe dpL ( f JJ 9� �J/z2o. U+/Zo.20O 1(. UNRS a UNITS e4 VOCe dDL VOC. IPNAe Q M PNAe 4 P08. dm cd aDL Pb 5,530 I W-40 S Q I 10/5/2020 10/5/2020 10.0' 1 13.5-14.5' I 5n-19 I SB-19 1 I 9_115/2020 II e/15/2020 1 1 5.0-9.0' 13.0-14.0' Mu UNIM u - 210 NOC. QAOL Ie BUtYIB 2301PNAe QAOL 2-M 500 7 01NER VM. 4AOL 2-M 1.000 OBIER PNAe Q19L Ctl 240 d 500 Pb 5.500 I 9/116/2020 I 9/16/2020 I ` 3.0-4.0' 9.5^-las I UNI15 a <UNI19 u wc. aoL voc. aoL PNA. 440E PNAe OADL 5H-41 W-41 5f25/2021 5/26/2021 1 &0-9.0' 15.0-15.0' I W-39 5n-39 W-39 I 10/B/2020 10/5/2020 10/B/2020 1 9.0-10.0' 1 13.0-14.0' 19.6-20.f I W-20 SB-20 H�e/2T0 9 18 R020 &0 - 9.. 14.0 15. BINS a Mn u MINSVEMMEM VNA.m. 440E eao-BUTYlB 1 J40 PNAe GAOL G b r pSPHA ?Avg]) _ :%;', 77to ��-Ior N 1 ,d / U i .'�--F?.'7•+:°i,>d •SD-32 SB/TMW-30i i SB-A`7• _ DET l AREIt _ %'-•<;' ' ' B -TI W-6 . rfl:eff frf;'!.^+; rS ® W �� i V CAR 1 /.'YMW, i i _�� r• (,14 SD 8 ,,,,:,,. .,,�7A,., • / i�,,.'1P/ /,/ /.j /:�:. .:�,./, .; �%f' SB-35 •'$713,./''S % MW-12® --PRE-SERVICE AREA \• SB•-26 3-41 - 20.9 Ac SB/TMW-25 SB/TMW-22 YlB 9I0 .............e. 500 F Xa/ri/y-27' PNAe OIHFR PNAe GAOL / �S ,• � OIHB2 PNAe dOL / jI, " M %;' ® _. �y, � 1-' �• � . - -� Tables M Table 1: Eligible Activities Cost Estimates Item/Activity [Pre -Approved Activities [Phase I ESA (Phase II ESA/BEA/DDCC IDue Care Delineation Investigation (Hazardous Materials Survev 'Pre Approved Activities Sub Total IDepartment Specific Activities (Contaminated Soil and Groundwater Management Plan IFrac Tank Rental for Groundwater Management Contaminated Groundwater Treatment and Disposal (Contaminated Soil Excavation I Excavation (26,000 tons; $15/tonl I Transport (26,000 tons; $10/ton) Disposal (26,000 tons; $25/ton) (Fill, Compaction & Rough Grading to Balance Site Where Soil was Removed [Oversight, Sampling and Reporting by Environmental Professional (Department Specific Activities Sub Total Demolition Activities - `Building and Site Demolition Activities (Demolition Activities Sub -Total (Asbestos and Lead Activities' - (Asbestos Abatement, Oversight, Air Monitoring and Reporting (Asbestos Abatement Activities (Asbestos and Lead Activities Sub -Total EGLE Act 381 Eligible Activities $ 3,7501 $ 53,760 $ 11,000 $ 3,850 Is 72,360 $ 5,000 $ 3,500 $ 67,500; [Preparation of, Brownfield Plan and Act381'Workplan (Brownfield Plan $ [Brownfield Plan Implementation $ Brownfield Plan and Act 381 Workplan Sub -Total $ IAdmimstrative Fee (State Brownfield Redevelopment Fund preparation 390,000 260,000 650,000 585,000 146,000 2,106,001) 200,000 200,000' 15,000 5,000 20,000 25.000 15"000j 40,0001 25000 i 163:528 1 Table 2: Tax Increment Revenue Capture Estimates 7020 Orchard Lake Road, West Bloomfield Township, Oakland County, Michigan Estimated Taxable Value (TV) Increase Rate: 1% per year Plan Vearr 0 _ 1 Calendar Year 2021 2024 *Base Taxable Value $ 1,358,210 $ 1,358,210 $ Estimated New Taxable Value $ 12,017,292 $ Incremental Difference (New - Base) $ 10,659,082 $ 'School Capture Wage Rate,- " SET 6.0000 School Operating' 16.9544 School Total 22.9544 LOW Capture 7 _ M_ illage Rate -- - County Operating 4.0200 OIS Allocated 0.1918 015 Voted 3.0362 OCC Voted 1.5184 School Sinking Fund WB 1.1853 County Park and Rec 0.3500 HCMA 0.2104 OCPTA 0.9851 Township Operating 3.3056 Public Safety 5.6807 Safety Path 0.1878 Twp Parks -Gen 0,2307 Twp Parks -Land 0.3664 Twp Parks -Active 0.2167 Twp Parks -Restore 0.3317 Library 1 0.7250 Library 2 0.6246 Local Total 23.1664 Non,Capturable MllIWs Millage Rate - School Debt 6.6500 - ') $ 63,954 $ -- $ 180,718 $ -. $ 244,673 $ 42,850 $ 2,044 $ 32,363 $ 16,185 $ 12,634 $ 3,731 $ 2,243 $ 10,500 $ 35,235 $ 60,551 $ 2,002 $ 2,459 $ 3,905 $ 2,310 $ 3,536 $ 7,728 $ 6,658 $ 246,933 $ 70,853 ., 2025 2021 1,358,210 $ 1,3 12,137,465 $ 12,2 10,779,255 $ 10,9 64,676 $ 182,756 $ 1 247,431 $ 2 43,333 $ 2,067 $ 32,728 $ 16,367 $ 12,777 $ 3,773 $ 2,268 $ 10,619 $ 35,632 $ 61,234 $ 2,024 $ 2,487 $ 3,950 $ 2,336 $ 3,575 $ 7,815 $ 6,733 $ 249,717 $ 2 1,682 ;i Table 3: Tax Increment Reimbursement Estimates Table 7020 Orchard Lake Road, West Bloomfield Township, Oakland County, Michigan _0eveloper Maximum- Total- School &-Local Reimbursement Proportionality Taxes Local -Only Taxes Total State 49.77% $ 1,387,224 $ - $ 1,387,224 Local 50,23% $ 1,400,036 $ - $ 1,400,036 TOTAL $ 2,787,260 $ - $ 2,787,260 Estimated Capti EGLE_ _ _ 100.00% $ _ _ 2,787,260 $ - $ 2,787,260 Administrative I 0 MSF .00% 15 - $ - $ - State Brownfiel, Local Brownfieli 1 2 3 4 5 2024 f 2025 2026 2027 2028- TOTAL Total State Incremental Revenue $ 244,673 $ 247,431 $ 250,217 $ 253,031 $ 255,873 $ 1,251,2 State Brownfield Redevelopment Fund (50%of SET) $ 31,977 $ 32,338 $ 32,702 $ 33,070 $ 33,441 $ 163,5 State TIR Available for Reimbursement $ 212,696 $ 215,094 $ 217,516 $ 219,962 $ 222,432 $ 1,087,61 Total Local Incremental Revenue $ 246,933 $ 249,717 $ 252,528 $ 255,368 $ 258,237 $ 1,262,7 BRA Administrative Fee ($5,000/year) $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 25,0 Local TIR Available for Reimbursement $ 241,933 $ 244,717 $ 247,528 $ 250,368 $ 253,237 $ 1,237,7; Total State & Lbtal TIR Available - - - - - $ 454,628- $ 459,810 $ 465,044 - $ 470,3$0.- $ 415;660 . $ ` ;,2,325,4 Beginning DEVELOPER Balance tlEVELOPERReimbursement Balance -_ _ � $-- -------------------------------------------------------------------- ' -- - 2,787,260 $- - - 2,332,632, 1,872,822 I$1,407;,778„I$ _ _„-,937,448 (_$ -_ 661,77-9 EGLE Environmental Costs $ 2,787,260 State Tax Reimbursement 1 $ 212,696 $ 215,094 $ 217,516 $ 219,962 $ 122,892 $ 988,1 Local Tax Reimbursement ! $ 241,933 $ 244,717 $ 247,528 $ 250,368 $ 152,777 $ 1,137,3, Total EGLE Reimbursement Balance ( $ 2,332,632 $ 1,872,8221 $ 1,407,778 1 $ - 937,448 I $ 661,779 Total_ Annual Developer Reimbursement- -, - - - 1 $ 454,6281$ - 459,8101 $ 465,044 $ 470,3301 $ 275,669 $ 2,125,4 LOCAL BROWNFIELD REVOLVING FUND LBRF Deposits * State Tax Capture I $ - $ - $ - $ - $ 99,540 $ 99,5 Local Tax Capture $ - $ 1 $ $ $ 100,460 $ 100,4 Total LBRF Capture 1 $ - ($ - ($ - $ $ 200,000 $ 200,0 * Up to five years of capture for LBRF Deposits after eligible activities are reimbursed. May be taken from EGLE & Local TIR only.