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HomeMy WebLinkAbout6B (5)i ( ' N S-) • guru Community & Economic Development IKS 1200 County -City Building, 227 West Jefferson, South Bend, Indiana 46601 -1830 Phone 574/235 -9371 Fax 574/235 -9021 To: Redevelopment Commission From: Bill Schalliol, ACED Subject: Professional Service Proposal - Wightman Petrie Proposal for Phase 1 ESA, Asbestos Survey, and Lead Based Paint Report Former Gates Toyota Sales and Service Facilities Date: January 20, 2012 Attached to this staff report is a professional service proposal from Wightman Petrie to prepare a Phase 1 ESA update for the former Gates Toyota Sales and Service facilities located at 333 and 400 block of W Western Avenue. A Phase 1 was completed on the properties in June 2008 when the properties were in use (the Gates Service Building is still presently in use) and the City needs to update the report before closing on the properties. The proposal also includes an asbestos report and lead based paint report for the 333 W Western building that will be used by ACS for the VA Clinic. All three of the reports will be completed and shared with ACS as part of their planning for the interior reconstruction of the building. The cost breakdown for the work includes the following: • Phase 1 ESA $1,800.00 • Asbestos Report $1,500.00 • Lead Based Paint Report $1,500.00 Staff respectfully requests approval of this proposal to complete this work as proposed. What We Do Today Makes A Difference! January 17, 2012 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 .j�;N, 1 I ?Q12 RE: PROPOSAL FOR PHASE I ENVIRONMENTAL SITE ASSESSMENT UPDATE, ASBESTOS SURVEY AND LEAD BASED PAINT SURVEY, FORMER GATES CHEVROLET /GATES TOYOTA SALES AND SERVICE FACILITIES, 300 -400 WESTERN AVENUE, SOUTH BEND, INDIANA, PROPOSAL # WP 12 -004 Dear Mr. Schalliol: Wightman Petrie is pleased to submit this proposal for performing Professional Consulting Services in support of the potential redevelopment of the former Gates Chevrolet/Gates Toyota facilities, located within the 300 -400 block of Western Avenue in South Bend, Indiana. The subject property consists of two (2) buildings. The main building, located along the eastern side of the property was constructed in 1951 and consists of a two -story structure of approximately 90,500 sq. ft. of space that is currently vacant. We note that the most recent use of the building was as an auto service area (southeast corner of the lower level), an auto body shop (southern half of the upper level), retail and storage of auto parts (northern half of the building), and as an auto showroom and office space (southwest corner of the lower level) for Gates Toyota, Inc. The second, and northernmost building, is a single -story structure constructed in 1976, consisting of approximately 9,075 sq. ft. used for auto service. Historically, the entire site was used for residential purposes until the 1920s. At that time, the southern and eastern sides of the property were commercially developed. Mainly gas stations and auto service facilities were present near the southwestern corner of the property until the 1980s, while a machine shop and auto parts store were present near the northeastern corner of the property through the 1970s. All of these former structures in these areas have been demolished and have most recently been used for parking, although with the re- location of both Gates Chevrolet and Gates Toyota facilities, such lots are considered vacant. The remainder of the property remained residential in use until the 1976 construction of the current auto shop building. Wightman Petrie has previously completed a Phase I Environmental Site Assessment of the subject site (dated June 6, 2008) for the City of South Bend. The report highlighted four (4) specific areas of concern pertaining to: W. IGHTMIA CETRIE SURVEYING ENGINEERING ENVIRONMENTAL LANDSCAPE ARCHITECTURE City of South Bend— Former Gates Chevrolet/Toyota Facilities January 17, 2012 Page 2 of 7 1) Two previous UST systems that were removed from the area of the north building in 1990 (based on a lack of closure documentation and environmental assessment); 2) Gas stations and auto service facilities near the southwestern corner of the site from the 1920s through the 1980s (based on a lack of closure documentation and environmental assessment; potential for remnant UST systems); 3) Underground hydraulic lifts within both buildings that were left in place with the transition to aboveground units; 4) Potential impacts associated with adjacent property uses. It should be noted with respect to the off -site sources, demolition of the former Fred's Transmission & Clutch has since occurred, no significant environmental impacts were identified for the subject site. Similarly, a Phase II Environmental Site Assessment was performed for the former Harmon's Auto Glass facility (facility listed for sale), the results of which did not indicate the presence of significant environmental impact to the subject site. It is our understanding that the City of South Bend is working with the Veteran's Administration (VA) for the temporary location of a medical clinic at the subject site until such time that permanent facilities can be constructed at another designated location in the South Bend area (Congressional funding authorized). In support of this potential redevelopment effort, the City of South Bend and GMS Realty, Inc. (owner of the service building) have requested the completion of a Phase I Environmental Site Assessment Update as part of the pre - purchase environmental due diligence process for the purpose of identifying any potential environmental impacts. Such an Update will also take into account other more recent environmental site assessment activities completed for the adjacent properties. The City of South Bend, given the facilities age and proposed future 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 UPDATE It is the intent of Wightman Petrie to perform the Phase I Environmental Site Assessment Update 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. City of South Bend— Former Gates Chevrolet/Toyota Facilities January 17, 2012 Page 3 of 7 ENVIRONMENTAL RECORDS REVIEW The following publicly available listings will be reviewed Standard Environmental Records Search Distance (Miles from Boundaries) Federal NPL Site list 1.0 Proposed NPL Site List 1.0 Delisted NPL Site List 1.0 NPL Liens List Target Property Federal CERCLIS List 0.5 Federal CERCLIS NFRAP List 0.5 Federal RCRA TSD Facilities List 0.5 Federal RCRA Generators Lists 0.25 Federal CORRACTS list 1.0 Federal ERNS list Target Property US Engineering /Institutional Controls Lists 0.5 US Brownfields List 0.5 EPA Consent Decree List 1.0 EPA Record of Decision List 1.0 State Hazardous Waste Site List 1.0 State Landfill and /or Solid Waste Disposal Site List 0.5 State Leaking UST List 0.5 State Registered UST List 0.25 State Spills List Target Property State Brownfields List 0.5 Indian Sites Lists 0.5 Manufactured Gas Sites 1.0 ADDITIONAL ENVIRONMENTAL RECORDS 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 the period of initial development using available "standard historical resources" listed below: Aerial Photographs Fire Insurance Maps City of South Bend— Former Gates Chevrolet/Toyota Facilities January 17, 2012 Page 4 of 7 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. 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. I Z It =1 AN IATR6 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 UPDATE 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. 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 City of South Bend— Former Gates Chevrolet/Toyota Facilities January 17, 2012 Page 5 of 7 (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. 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, 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 the 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). City of South Bend— Former Gates Chevrolet/Toyota Facilities January 17, 2012 Page 6 of 7 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 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, data 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. 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— Former Gates Chevrolet/Toyota Facilities January 17, 2012 Page 7 of 7 COST INFORMATION AND SCHEDULE We propose to perform the Phase I Environmental Site Assessment for a Lump Sum Fee of $1,800. We understand that the Phase I Update is required prior to January 27, 2012. 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 $1,500. Please note that this fee includes the sampling and analysis of up to 40 "suspect' Asbestos - Containing Building Materials. 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 $1,500. Please note that this fee does not include the rental of any lifts or other means necessary to reach suspect painted components. 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 I:\Proposals \City of South Bend\Gates Chev and Gates Toyota PH I Update \Gates Chev Gates Toyota Update PHI 1- 17- 12.doc This proposal for PHASE I ENVIRONMENTAL SITE ASSESSMENT UPDATE, ASBESTOS SURVEY AND LEAD BASED PAINT SURVEY, AT THE FORMER GATES CHEVROLET /GATES TOYOTA SALES AND SERVICE FACILITIES, 300 -400 WESTERN AVENUE, SOUTH BEND, INDIANA, 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: The party that signs this proposal is directly responsible for the charges incurred during the completion of our work.