HomeMy WebLinkAbout6A (2)November 16, 2011
City of South Bend
Community and Economic Development
1200 County -City Building
227 W. Jefferson Blvd.
South Bend, IN 46601
Attention: Mr. Bill Schalliol, Economic Development Specialist
G A Uz)
NOV 18 '' )11
RE: PROPOSAL FOR PHASE I ENVIRONMENTAL SITE ASSESSMENT, ASBESTOS
SURVEY AND LEAD BASED PAINT SURVEY, IVY TOWER CORPORATION
FACILITY, 635 S. LAFAYETTE BOULEVARD AND 600 PRAIRIE AVENUE, SOUTH
BEND, INDIANA, PROPOSAL # WP 11 -056
Dear Mr. Schalliol:
Wightman Petrie is pleased to submit this proposal for performing Professional Consulting Services in
support of the potential redevelopment of the Ivy Tower Corporation facilities, located at 635 S. Lafayette
Blvd. and 600 Prairie Avenue (adjoining buildings), South Bend, Indiana. The subject site consists of
three (3) land parcels totaling approximately 12.50 acres, as follows:
71 -08- 11477- 001.000 -026 0.49 -acres vacant land
600 Prairie Ave.
71- 08 -11- 477 - 002.000 -026 1.49 -acres
600 United Drive
71- 08 -12- 351 - 001.000 -026 10.72 -acres
635 S. Lafayette Blvd.
The 600 United Drive facility consists of approximately 56,768 sq. ft. of former manufacturing space
(former Studebaker Complex) that was originally constructed in 1950, and has since been transitioned
into a large freight warehousing facility, having two (2) main floors and upper deck level. According to the
St. Joseph County Tax Assessor's information there exists a penthouse mechanical system for
maintaining temperature within the controlled environment area. The building is noted as having
approximately 28,406 sq. ft of unfinished warehouse space on the ground level, with an additional 1,863
sq. ft. of finished office space. The second level is identified as being approximately 24,200 sq. ft of
unfinished warehouse space. The upper, finished deck, consists of approximately 2,299 sq. ft.
The 635 S. Lafayette Blvd. facility consists of approximately 763,700 sq. ft. of former manufacturing
space (former Studebaker Complex) that was originally constructed in 1934, and has since been
transitioned into a large utility storage building, although some portions have been subdivided to support
light manufacturing operations (i.e., Therm- o -Lite windows). The structure consists of six (6) floors and a
basement. According to the St. Joseph County Tax Assessor's information, the basement consists of
approximately 84,080 sq. ft. of warehousing space. The ground floor level consists of two (2) industrial
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SURVEYING ENGINEERING ENVIRONMENTAL LANDSCAPE ARCHITECTURE
City of South Bend— Ivy Tower Corporation
November 16, 2011
Page 2 of 7
offices totaling approximately 3,080 sq. ft., with an additional 21,083 sq. ft. of warehousing space. The
second level of the facility consists of approximately 169,134 sq. ft of warehousing space. The third,
fourth, fifth and sixth floors of the facility each consist of approximately 84,080 sq. ft. of warehousing
space. We note that the building has also been improved with the construction of truck docking facilities
to enhance the loading and unloading of materials for storage, penthouse mechanical systems for climate
control, paving to support truck traffic, and fencing for security purposes.
It is our understanding that the City of South Bend is considering acquisition of the subject site for
eventual redevelopment, possibly using other adjacent parcels owned by the City of South Bend to
enhance electrical power control and potential use in association with the nanotechnology /computer
services of the nearby Innovation Park complex.
In support of the potential redevelopment effort, the City of South Bend has requested the completion of a
Phase I Environmental Site Assessment as part of the pre - purchase environmental due diligence process
for the purpose of identifying any potential environmental impacts. The City of South Bend, given the
facilities age and prior use, is also concerned with the potential presence of asbestos - containing materials
(ACM) and lead -based paint (LBP). The following proposed Scope of Services further details the
approach for each of the requested tasks.
PROPOSED SCOPE OF SERVICES
TASK 1 — PHASE I ENVIRONMENTAL SITE ASSESSMENT
It is the intent of Wightman Petrie to perform the Phase I ESA in general accordance with the American
Society for Testing and Materials (ASTM) document ASTM E 1527 -05, which is considered consistent with
the provisions of EPA's All Appropriate Inquiry.
The proposed Phase I Environmental Site Assessment will consist of the following components:
• Records Review
• Site Reconnaissance
• Interviews
• Reporting
RECORDS REVIEW
The purpose of the records review is to obtain and review records that will help identify environmental
concerns in connection with the subject site. As part of this phase of the project, we will attempt to obtain
and review those records that are "reasonably ascertainable." For the purposes of this proposal,
"reasonably ascertainable" information is defined as: (1) publicly available, (2) obtainable from its source
within reasonable time and cost constraints, and (3) practically reviewable. The assessment will include a
review, where available or applicable, of both Environmental and Historical sources.
ENVIRONMENTAL RECORDS REVIEW
The following publicly available listings will be reviewed:
Standard Environmental Records
Federal NPL Site list
Proposed NPL Site List
Delisted NPL Site List
NPL Liens List
Federal CERCLIS List
Federal CERCLIS NFRAP List
Federal RCRA TSD Facilities List
Search Distance (Miles from Boundaries)
1.0
1.0
1.0
Target Property
0.5
0.5
0.5
City of South Bend— Ivy Tower Corporation
November 16, 2011
Page 3 of 7
Federal RCRA Generators Lists
Federal CORRACTS list
Federal ERNS list
US Engineering /Institutional Controls Lists
US Brownfields List
EPA Consent Decree List
EPA Record of Decision List
State Hazardous Waste Site List
State Landfill and /or Solid Waste Disposal Site List
State Leaking UST List
State Registered UST List
State Spills List
State Brownfields List
Indian Sites Lists
Manufactured Gas Sites
ADDITIONAL ENVIRONMENTAL RECORDS
0.25
1.0
Target Property
0.5
0.5
1.0
1.0
1.0
0.5
0.5
0.25
Target Property
0.5
0.5
1.0
Additional state or local database listings will be reviewed as deemed appropriate. A comprehensive
review of Indiana and /or federal regulatory files is beyond the scope of this Phase I ESA effort, although
as deemed necessary, Wightman Petrie may initiate a Freedom of Information Act Request through the
Indiana Department of Environmental Management (IDEM) Central File Room, or access pertinent
information made available through the Virtual File Cabinet.
PHYSICAL SETTING SOURCES
A United States Geological Survey (USGS) 7.5 Minute Topographic Map will be reviewed to evaluate area
topographic and surface drainage. At least one (1) additional physical setting source will be reviewed for
information on the geologic, hydrogeologic, hydrologic, or topographic characteristics of the site.
HISTORICAL USE INFORMATION
The purpose of consulting historical sources is to develop a history of the previous uses or occupancies of
the site, and surrounding area, in order to identify those uses, or occupancies that are likely to have led to
recognized environmental conditions in connection with the subject site.
USES OF THE SUBJECT PROPERTIES
Prior uses of the subject site will be identified from the present, back until at least the period of initial
development using available "standard historical resources" listed below:
Aerial Photographs
Fire Insurance Maps
Property Tax Files
Recorded Land Title Records
USGS 7.5 Minute Topographic Maps
Local Street Directories
Our proposal does not include a Chain -of -Title search. If others have recently completed a Chain -of-
Title, Wightman Petrie will review the document for potential environmental concerns associated with
prior ownership.
City of South Bend— Ivy Tower Corporation
November 16, 2011
Page 4 of 7
USES OF PROPERTY IN SURROUNDING AREAS
Using available resources, the history and /or general uses of properties in the surrounding area will be
researched at a search distance and time period deemed appropriate given the findings of other
portions of the assessment. Complete coverage using local street directories, Sanborn Fire Insurance
Maps and potentially other historical records regarding the prior uses of the subject site and surrounding
properties may be limited, may not be readily available, or may not even exist for purposes of review.
SITE RECONNAISSANCE
The purpose of the site reconnaissance is to observe current conditions at the site and obtain information
indicating the likelihood of environmental concerns with the site.
A reconnaissance will be performed for indications of waste handling or disposal activities that may pose a
hazard to the subsurface environment. We will require access to all areas, to the extent they are not
obstructed by bodies of water, adjacent buildings, or other obstacles. We have assumed that access to all
parcels and existing structures can be coordinated within a several day period of time, given the size of the
structure.
INTERVIEWS
Interviews will be conducted with knowledgeable persons to obtain direct, personal information regarding
activities and /or operations which may have affected the environmental condition of the site. Selected local
regulatory and /or emergency response officials may also be interviewed regarding knowledge of past or
present environmental problems or emergency responses at the site.
IDENTIFICATION OF DATA GAPS
Depending on the availability of certain resources for evaluating historical property use, previous property
owners (for interview) and other pertinent information; certain "Data Gaps" may be identified within our
report. Wightman Petrie will make determinations as to the potential impacts such Data Gaps have on
conclusions as to the presence or potential presence of recognized environmental conditions.
PHASE I ENVIRONMENTAL SITE ASSESSMENT REPORTING
Upon completion of our site reconnaissance, regulatory database and historical records review, a verbal
summary will be presented. Our written report of findings will include documentation to support the analysis,
opinions and conclusions found in the report, inclusive of referenced sources. If appropriate,
recommendations for additional assessment (Phase II) will be made. Estimated costs and the specific
scope of services for performing any Phase II recommendations will be submitted under separate cover.
Wightman Petrie has assumed that a single Phase I Environmental Site Assessment Report will be
acceptable for the entire site, as opposed to issuing a Phase I Environmental Site Assessment for each of
the three (3) parcels comprising the subject site.
TASK 2 - ASBESTOS CONTAINING MATERTIAL SURVEY
Wightman Petrie understands that the City of South Bend is concerned as to the presence of asbestos -
containing materials within the existing structures. Please note that prior to major renovation of any existing
structure, the Indiana Department of Environmental Management (IDEM), Air Quality Section, requires
completion of an Asbestos Containing Material Survey; with submittal of a report and a Standard Form
(Form 44593 — Notification of Demolition and Renovation Operations) at least 10 days prior to the start of
demolition /renovation activities. Any such Asbestos Containing Material Survey must be completed by a
State of Indiana Registered Asbestos Inspector.
City of South Bend— Ivy Tower Corporation
November 16, 2011
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The purpose of the asbestos inspection is identification of the presence of Asbestos Containing Materials
(ACMs) in accordance with the National Emission Standard of a Hazardous Air Pollutant (NESHAP) for
Asbestos 40 CFR 61, Subpart M, and 326 IAC 14 -10, Emission Standards for Asbestos; Demolition and
Renovation Operations.
The survey for ACMs will begin with a walk- through of the existing structure to document locations of
friable and non - friable materials that may be present. Friable materials are those that can be pulverized
or reduced to powder by moderate pressure, such as spray applied fireproofing and acoustical materials,
ceiling tiles and most thermal system insulation. Non- friable materials are those that cannot be crumbled
easily, such as resilient floor tiles and cement asbestos (Transite) board. Although emphasis is on
detecting friable materials, the possible presence of non - friable ACMs must also be considered, as during
renovation, non - friable materials may be pulverized or otherwise damaged so as to release asbestos
fibers into the air.
The sampling strategy for any suspect material is dependent upon the application, the area of coverage
and the uniformity of the application. There are three (3) types of asbestos containing materials (ACMs):
1. Thermal System Insulation (TSI), 2. Surfacing Materials (S), and 3. Miscellaneous Materials (Misc).
Thermal System Insulation is material used to prevent heat loss or gain and prevent condensation, and
includes: pipe insulation, valve and fitting insulation, boiler system insulation, breeching insulation and
tank insulation. Surfacing materials are sprayed on, troweled on, or materials otherwise applied to a
surface and include: acoustical plaster, fireproofing on structural members or decking, or on surfaces for
the purpose of fireproofing. Miscellaneous or "other" materials are those that are not characterized as
Thermal System Insulation or Surfacing Materials, and include: ceiling tile, floor tile, roofing felt, cove
base and associated adhesive or mastic.
Each suspect ACM (i.e., TSI, S or Misc.) identified from the initial walkthrough of the facilities will be
placed into a group of similar materials identified as a homogeneous area. Homogeneous areas are
identified as materials of the same type, color, texture and estimated age of installation. Upon identifying
homogeneous areas, representative samples will be collected on a random basis. At any time during the
survey, the Inspector can elect to assume that a specific material is asbestos containing, and thereby
forego sampling requirements for that homogeneous area.
Sample collection will involve extraction /separation of approximately 10 cubic centimeters of the suspect
material, inclusive of all layers present within the material. Only suspect material samples will be
submitted for laboratory analyses. Samples will be sealed in airtight containers, numbered and labeled,
and forwarded to an approved laboratory for analysis by the EPA recommended method of Polarized
Light Microscopy (PLM) coupled with dispersion staining.
Sampling and analysis of suspect materials is performed in an effort to try and confirm the presence of
asbestos, or eliminate suspect materials as ACMs. Elimination of a material as an ACM for purposes of
maintenance, renovation or demolition occurs if: 1. the material is visibly non -ACM (fiberglass and
rubberized materials), 2. documentation indicates that the materials used in manufacture are non -ACM,
or 3. sampling and analysis are performed.
Wightman Petrie will attempt, through application of our sampling strategy, to make a determination of the
asbestos content of any identified homogeneous materials for which sampling is in fact performed (i.e.,
certain materials may be assumed to be asbestos - containing).
TASK 3 — LEAD -BASED PAINT SURVEY
From a regulatory perspective, there are no specific testing methods which specifically address non-
residential housing. For performing the Lead -Based Paint Survey, Wightman Petrie proposes to use a
portable X -Ray Florescence (XRF) spectrum analyzer. Wightman Petrie will test a wide -array of painted
stained and varnished surfaces from the interior and exterior of the building. Three (3) XRF readings will
City of South Bend— Ivy Tower Corporation
November 16, 2011
Page 6 of 7
be made on selected, representative, testing combinations within the building. A testing combination is
comprised of a unique room equivalent, component, substrate and visible paint color.
A room equivalent is an identifiable part of a building, such as a room, an exterior building side or other
designated interior or exterior area. Hallways, stairways, and exterior areas such as sheds or
outbuildings are considered as room equivalents. Adjoining rooms will be considered as separate room
equivalents if they are obviously dissimilar from the adjoining room based on paint color or age of
construction. Given the size of the structures there will be numerous room equivalents formed on the
exterior, as easily documented break points.
Building components typically include such items as the walls, floors ceilings, doors, door casings,
window frames, cabinets and other individual items used in the construction of the building.
Substrate is the material underneath the paint. Substrates are generally classified as one of six types:
brick, concrete, drywall, metal plaster or wood. For substrates on top of substrates, the substare directly
beneath the painted surface will be identified.
The Department of Housing and Urban Development (HUD) defines lead -based paint as a paint or other
surface coating which contains lead equal to or greater than 1.0 mg /cm2, or 0.5 percent by weight (5,000
ug /g or 5,000 ppm by weight).
In each test area, date will be recorded on data forms. XRF sample ID numbers will be associated with
each component assayed in each room equivalent. For each testing combination, we will record the
substrate type, component name and color. A general narrative description of the locations and the value
for each XRF assay will be recorded. We do not intend to generate drawings to depict the assay
locations within the buildings.
A result, as reported, is a computed average of the three (3) readings for each combination. The
classification is listed as either positive or negative.
REPORTING
Our report will include a discussion of our lead -based paint testing procedures and our findings. We will
include a discussion of regulatory considerations and recommendations based on our findings. Our
report will include an opinion as to the general location and extent of lead based paint in the facility. It is
not the intent of the screening survey to perform a detailed take -off or to quantify the number or area
components considered positive of being coated with lead paint. Our opinion will be based on
extrapolation of our data, based on the percentage of similar building components which tested positive
for lead -based paint. As Wightman Petrie is not a Lead Paint Abatement Contractor, our report will not
include quantification or an opinion of costs for abatement of identified lead -based paint.
QUALIFICATIONS
The scope of lead -based paint survey services should be considered as a "screening" of the building
components which are tested, and is limited by the number of components actually tested. Testing
locations will be selected based on accessibility from random locations which are representative of the
range of painted materials used in construction of the facility.
Because HUD Guidelines are specifically applicable to testing of residential housing, our services are not
intended to comply with current HUD guidelines, or any City, County or State regulatory requirement
which may exist. Due to the limited nature of our services, lead -based paint may exist which is not
identified during our testing. Please note that our services are not intended to characterize painted
components to determine if potential waste streams are considered hazardous waste by the EPA.
City of South Bend— Ivy Tower Corporation
November 16, 2011
Page 7 of 7
COST INFORMATION AND SCHEDULE
We propose to perform the Phase I Environmental Site Assessment for a Lump Sum Fee of $4,800.
Our Phase I Assessment Report will be submitted within three (3) weeks of receipt of Authorization to
Proceed. A verbal summary will be made upon completion of the site reconnaissance effort and review of
the regulatory database search information.
The Asbestos Containing Material Survey can be performed for an Estimated Fee of $12,500. Please note
that this fee includes the sampling and analysis of up to 40 "suspect' Asbestos - Containing Building
Materials per level of the buildings (320 samples total). Analysis in excess of 40 "suspect' materials will be
performed on a unit cost basis of $20 /sample.
The Lead -based Paint Survey can be performed for an Estimated Fee of $12,200. Please note that this
fee does not include the rental of any lifts or other means necessary to reach suspect painted components,
This cost also includes the analysis of up to 40 samples for analysis of TCLP for lead for disposal purposes.
AUTHORIZATION
Wightman Petrie appreciates the opportunity to be of service on this project, and is prepared to
commence work immediately upon your acceptance of this proposal. Should you have any questions or
require additional information, please contact me at (574) 232 -4388. If acceptable, please execute the
proposal by signature, where indicated, and return a copy to my attention at (574) 232 -4333.
Since ly,
Conley B. Phifer, CHMM
Environmental Department Manager
(:\Proposals \City of South Bend \Ivy Tower Facilities \Ivy Tower Facililies_11- 16- 11.doc
This proposal for PHASE I ENVIRONMENTAL SITE ASSESSMENT, ASBESTOS SURVEY AND LEAD
BASED PAINT SURVEY, at the IVY TOWER CORPORATION FACILITY, 635 S. LAFAYETTE AND
600 PRAIRIE AVENUE, SOUTH BEND, INDIANA (PROPOSAL # WP 11 -056) is hereby accepted and
authorization to proceed hereby granted:
Accepted By:
Printed name and title:
Business name:
Billing address:
Billing /account manager:
Date:
Phone No.: Fax No.: E -mail: