REQUEST FOR PROPOSALS FOR PURCHASE: …images3.loopnet.com/d2/Pleg2tnjwEKctxFaZHOA0Uc89... ·...

11/1/17

REQUEST FOR PROPOSALS FOR PURCHASE:

FORMER STAR CITY CINEMAS PARCEL

Proposals must be received no later than

JANUARY 9, 2018

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South Fayette Township

REQUEST FOR PROPOSALS FOR PURCHASE OF THE FORMER STAR CITY PARCEL LOCATED IN THE TOWNSHIP OF SOUTH FAYETTE, ALLEGHENY COUNTY,

PENNSYLVANIA

Application The undersigned Applicant, having carefully read this RFP and had the opportunity to obtain all clarifications it believes it needs, proposes to purchase the property as described in detail in the Request for Proposals (RFP) set forth below. Applicant understands that anything in its proposal which is found to be incomplete or inaccurate will be a valid basis for the Township discontinuing further consideration of the proposal and notifying Applicant accordingly. Any information provided in or attached to this proposal which the Applicant considers to be confidential shall be clearly marked as such by Applicant, and justification for the claim of confidentiality shall be provided. Applicant understands that information will be subject to disclosure to other Applicants and the public as and when required by law. Applicant’s name, U.S. headquarters address, and local address: Applicant has completed and attached to this proposal a true, correct and complete Disclosure on the form provided by the Township. The undersigned representative of the Applicant affirms that the contents of the Disclosure form are true, correct and complete. The undersigned officer of Applicant, being duly authorized to do so, submits this proposal on behalf of Applicant, affirming that it is complete and correct in all respects. By submitting this proposal, Applicant agrees that, if selected, it will perform all items described in the RFP. This proposal shall remain open and in effect until the Township enters into a Sale with an Applicant, withdraws its RFP, or fails to take either action within six months of the date of this proposal. Signature ____________________________________________________Date ____________________

Printed Name ______________________________Title ______________________________________

Name of Company ____________________________________________________________________

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SECTION I. INTRODUCTION This Request for Proposals includes the following exhibits:

• Exhibit A: Aerial satellite image and three photographs of site • Exhibit B: Plan of Lots • Exhibit C: UPMC Children’s Illustrative Plan • Exhibit D: Environmental report and Pennsylvania Department of Environmental Protection

correspondence • Exhibit E: Plan showing portion of Property to be donated to South Fayette Township for Right-

of-Way • Exhibit F: Legal advertisement

South Fayette Township (hereinafter sometimes referred to as “Township”) is pleased to present a distinguished development opportunity to qualified real estate developers (hereinafter sometimes referred to as “developers”) to purchase and develop the main parcel located at the former Star City Cinemas and its associated property (hereinafter sometimes referred to as the “Property”: see Exhibit A). The available Property, more particularly described as Lot # 1-R on the South Fayette Civic Center Plan of Lots, is attached hereto as Exhibit B. The lot is approximately 8.52 acres (371,000 square feet) in size, and includes the new site drive, including a portion of the maintenance responsibility of the driveway that the selected developer would assume responsibility for. The Property was a part of the former Star City Cinemas, which was purchased by the Township in 2009. The property is strategically located to benefit from the brand new UPMC Children’s South building. Information on that project is attached as Exhibit C. The Property will be sold subject to conditions set forth below including, but not limited to, development obligations and other matters as may be negotiated and agreed upon between the successful Applicant and the Township. Following this introductory statement are the qualifying questions for our review. We are requesting that all interested respondents complete each section thoroughly and then forward one (1) original and eight (8) copies of the proposal in paper format, in addition to an electronic version on a flash drive, by mail or in person to the address of the following Point of Contact: POINT OF CONTACT

South Fayette Township Attn.: Ryan T. Eggleston, Township Manager 515 Millers Run Road Morgan, PA 15064 (412) 221-8700 (Phone) (412) 221-7798 (Fax) [email protected] Except as specifically authorized in this Request for Proposals (RFP), there shall be no communication of any type or manner regarding this RFP, any aspect of a response to this RFP, or the awarding of the RFP related in any way to this RFP between any Applicant or Prospective Applicant and any:

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• Elected official of the Township • Employee of the Township • Any consultant or advisor currently engaged in assisting the Township with the RFP

process or any employee or other person affiliated with or providing services to or on behalf of such consultant’s staff; or

• Any other person in a position to influence the selection process body’s decision at any time during the RFP process except for the time specified for oral presentations by those selected Applicants appearing for interviews.

Further, Applicants may not cause or allow any employee of their firm, or any third party, to directly or indirectly violate any of the aforementioned communications restrictions. Any communication by any Applicant or third party on behalf of an Applicant or potential Applicant is a violation of the forgoing terms and shall be considered grounds for automatic disqualification of that Applicant. Therefore, Applicants may only make inquiries to the established Point of Contact or his designee. To assist in the development of proposals, Applicants may contact the Point of Contact or his designee to schedule a meeting for clarification of technical or administrative information as set forth in this RFP. This does not preclude the Township-designated Point of Contact or his designee from contacting the Applicant to request additional information in order to effectively manage the RFP process. The deadline for submission of all sealed proposals to the Point of Contact at the Township’s municipal office is January 9, 2018, at 10:00 a.m. SECTION II. SITE CHARACTERISTICS The Property encompasses approximately 8.5 acres ± on one parcel of vacant, unimproved ground and is generally bound by Route 50 to the north, property owned by UPMC Children’s on the west side and property owned by MIC/MCF Management LLC on the east side. Site characteristics include:

• Size is approximately 8.5 acres. • Site is zoned C-2 Highway Commercial. • Location is immediately across from Newbury Market, a major commercial plan that

is under development. • Property enjoys direct access to Route 50 (see new entrance and layout, including

brand new traffic signal). • Property has access and visibility from Interstate 79 north and south. • Services at the site include sanitary sewer, public water, storm sewer, gas and electric. • Property currently serves as a Park and Ride for the Allegheny County Port Authority

with service to downtown Pittsburgh and surrounding communities. Plans to retain this service on site, or to relocate off site, should be included with the proposal.

• Community services include fire, police and ambulance. Refuse service is by contract commercially.

• Property will be sold in “as is” condition including, but not limited to, any environmental conditions of the property. THE PROPERTY HAS BEEN

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DETERMINED TO CONTAIN HAZARDOUS MATERIALS. COPIES OF AN ENVIRONMENTAL REPORT PREPARED BY AMERICAN GEOSCIENCES INCORPORATED, AND SUBMITTED TO AND APPROVED BY THE PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION IN ACCORDANCE WITH THE LAND RECYCLING AND ENVIRONMENTAL REMEDIATION STANDARDS ACT (“ACT 2”), WHICH CONSTITUTES A FINAL REPORT AS DEFINED IN CHAPTER 3 OF ACT 2, IS ATTACHED AS EXHIBIT “D.” AN ENVIRONMENTAL COVENANT UNDER ACT 2 WILL BE RECORDED IN THE DEPARTMENT OF REAL ESTATE OF ALLEGHENY COUNTY, PENNSYLVANIA.

• Property is generally level with existing asphalt parking. • Property contains a PennDOT Highway Occupancy Permit for access at the new

driveway off Route 50. • Selected developer shall be required to update the traffic impact study and pay any

and all applicable impact fees in accordance with Township Ordinance 05 of 2011. • The property is located within the Township LERTA (Local Economic Revitalization

Tax Assistance) district. The LERTA ordinance and related documents are available at www.southfayettepa.com/lerta.

• If a non-profit is selected as developer, the Township will require a PILOT (Payments In Lieu Of Taxes) agreement, which will mandate tax-equivalent payments for the Township and the South Fayette Township School District on an annual basis.

• Approximately 60 parking spaces on the parcel are under a shared parking agreement with UPMC Children’s South. The location of the spaces can be seen by viewing Exhibit C in the Star City RFP. These spaces are located at the southern end of UPMC’s constructed site.

• Exhibit E highlights a small portion of the Property that shall be required to be donated by the successful bidder to the township for additional Hickory Grade Road Right-of-Way.

SECTION III. PROPOSALS The proposal should describe your planned development of the property in detail. It is intended that each Applicant furnish all information requested by this RFP. Unless specifically requested, promotional literature is not desired and will not be considered to meet any of the requirements of this RFP. The proposal should provide sufficient detail to enable the Township to thoroughly evaluate and compare it to other proposals. The proposal format should closely follow the format of the RFP and should include the requirements listed in Section VIII. All proposals, responses, inquires, or correspondences relating to or in reference to this RFP, and all reports, charts, displays, schedules, exhibits and other documentation submitted, shall become the property of the Township when received and are subject to public disclosure to the extent as required by the Sunshine Act. Any restrictions on the use of data contained in the proposal which you consider to be confidential within the meanings given that term in the Sunshine Act must be clearly stated in the proposal itself. In the event the Township disagrees with your designation of any material in the proposal as confidential, the Township will bring the disagreement to your attention before disclosing the information to the public. Unresolved differences of opinion as to what is and is not confidential information may be grounds for rejecting your proposal.

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The Township reserves the right to reject in whole or in part any or all proposals, to waive any informality and to accept the proposal of the Applicant in accordance with the First Class Township Code. This solicitation may also be cancelled in whole or part if determined to be in the best interest of the Township. Submit one (1) original and eight (8) copies of the proposal in paper format, in addition to an electronic version on a flash drive, within a single, sealed envelope or container. The lower left corner of the envelope or container should have the following notation: “PROPOSAL – STAR CITY PARCEL PURCHASE.”

1. Sealed proposals shall be received by Tuesday, January 9, 2018, at 10:00 a.m. at:

South Fayette Township 515 Millers Run Road Morgan, PA 15064

2. Respondent’s e-mail address, telephone number and fax number must be included with the

proposal. 3. All questions regarding this Request for Proposals must be in written form and be directed

only to the designated Point of Contact: Ryan T. Eggleston, Township Manager, South Fayette Township, 515 Millers Run Road, Morgan, PA 15064, phone 412-221-8700, fax 412-221-7798, email [email protected], by November 30, 2017. The questions and subsequent answers will be documented and distributed prior to the submission deadline via the Township website, www.southfayettepa.com.

4. Acceptance of a proposal may be considered as early as January 17, 2018.

5. All costs incurred in the preparation and/or presentation of the proposal shall be the

responsibility of the developer. SECTION IV. SELECTION PROCESS CALENDAR

The calendar for the selection process is provided as follows. The Township reserves the right to modify it.

Release RFP Week of October 30, 2017 Deadline-Submitted Questions November 30, 2017 Deadline-Submittal of Proposals January 9, 2018 @ 10:00 a.m. SECTION V. PROPOSAL DUE DATE AND AWARD

Sealed proposals for the RFP will be due in the South Fayette Township office by 10:00 a.m. on January 9, 2018. Proposals received after that day and time will NOT be accepted. Actual receipt by stated time is required and deposit in the mail is insufficient. The Board of Commissioners

mailto:[email protected]

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may consider making an award for the sale of the Property at its meeting on January 17, 2018, at 7:00 p.m.

SECTION VI. PROPOSAL REVIEW

All proposals timely received will be reviewed. Depending upon the responses received to this RFP, the Township may elect to create a short list of firms that demonstrate the qualifications, expertise and experience required by the Township. These firms may then be scheduled for interviews.

SECTION VII. INTERVIEW

Firms submitting proposals for this project may be scheduled for interviews. The interview will enable your firm to present your proposal and approach to the scope of services.

1. Your firm is expected to make a presentation if selected for an interview.

2. Your presentation during the interview should be limited to 45 minutes.

3. The interview may be attended by representatives of the Board of Commissioners, the Solicitor, Township staff, and/or the public.

SECTION VIII. PROPOSAL REQUIREMENTS

Each Applicant must submit one (1) original and eight (8) copies of the proposal in paper format, in addition to an electronic version on a flash drive. The proposal is required to include the following:

1. Application a. Signed by an authorized representative of the proposed firm(s) b. Application located on the first page of the RFP

2. Applicant’s Team a. Firm’s complete name, address, and telephone and fax numbers b. Company profile, including a general description of the development team c. Relevant experience/similar projects d. Resumes of key personnel e. Applicant’s time frame for closing on the purchase and developing the project,

including an expected schedule of construction, completion and first facility opening(s). The Township reserves the right to require milestones to be included in the developer’s agreement.

f. Single point of contact who will be the Township’s liaison at your firm. This person should be in attendance at the interview if your firm is selected to be interviewed.

g. List of conflicts or potential conflicts that the developers may have in working with South Fayette Township

h. List of references, including: i. 3 municipal references

ii. A lending reference

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iii. List of prior and current projects

3. Project Descriptions a. A narrative describing the proposed use of the Property b. The land coverage by the buildings, common areas (if any), open space,

landscaping, parking, and driveways or roads c. A statement describing the public benefit derived from the project. This should

include the estimated number of employees during construction as well as the anticipated number of full- and part-time positions to be generated by the development. Additionally, estimated project cost as well as future sales and property taxes to be generated by the property should be provided.

d. Preliminary site and building plans, elevation and drawing depicting the general characteristics of the development. Plans should be in enough detail to evaluate the feasibility of the proposed project but are not required to be of engineer design quality for the purpose of this submittal.

e. Proposed information regarding the operation of the facility once complete. Include a list of prospective tenants and their type of operation/business.

f. Any additional documentation that would assist in further understanding the proposal.

4. Purchase Price a. Provide dollar amount for proposed purchase. b. Demonstrate ability to provide equity and obtain construction and permanent

financing. c. Provide preliminary development pro forma showing total development costs and

proposed sources and uses of funds for the project.

5. Completed and Signed Bid Sheet Applicants also should prove a general statement of commitment to adhere to the provisions of all applicable federal, state and local laws, ordinances and regulations.

SECTION XI MISCELLANEOUS

The parties acknowledge that all of the work generated by the Applicant shall become the sole property of the Township. The Township reserves the right to cancel, amend or adjust the terms of this RFP at any time. The Township also reserves the right to negotiate this proposal. The Township reserves the right to accept all proposals, or to reject the same, or to waive any informality that may be associated with this process. All proposals will be evaluated without regard to race, color, religion, sex, sexual orientation, age, national origin or disability status.

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Sale bid of the entire 8.5-acre site:

Purchase Price = $ ______________________________________________________________

(Grand Total)

______________________________________________________________________________

Signature of Bidder’s Authorized Representative

Bid Sheet 2017 Star City RFP

www.SouthFayettePA.com

EXHIBITS

Exhibit A Aerial satellite image and three photographs of site

Exhibit B Plan of Lots

Exhibit C UPMC Children’s Illustrative Plan

Exhibit D Environmental report and Pennsylvania Department of

Environmental Protection correspondence

Exhibit E Plan showing portion of Property to be donated to

South Fayette Township for Right-of-Way

Exhibit F Legal Advertisement

EXHIBIT A

EXHIBIT A - PHOTO 1 - SITE FROM HILL BEHIND PROPERTY

UPMC Children’s South Interstate 79 Gateway Shops / Newbury Market

Star City Site

DrivewayRoute 50

EXHIBIT A - PHOTO 2 - SITE FROM HICKORY GRADE ROAD

EXHIBIT A - PHOTO 3 - DRIVEWAY AT ROUTE 50

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ILLUSTRATIVE PLAN • Fahringer, McCarty, Grey, Inc.

NOVEMBER 2012

EXHIBIT C

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EXHIBIT D

2610-FM-BECB0023 Rev. 6/2016 COMMONWEALTH OF PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION

BUREAU OF ENVIRONMENTAL CLEANUP AND BROWNFIELDS LAND RECYCLING PROGRAM

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Land Recycling Program Transmittal Sheet for Plan/Report Submission

Instructions: Please provide all requested information in each of the four sections. This transmittal sheet shall accompany any plan/report submitted to the Department under the Land Recycling Program. Proper completion of the Transmittal Sheet will assist Department review and may avoid a finding of plan/report deficiency. The Facility ID number can be obtained from the Department's Environmental Cleanup Program in the region where the site is located.

Section 1 - Site Identification

eFACTS Facility ID No. 813555 (LRP No. 5-2-941-19531)

Site Name Former Mulach Steel Property (a.k.a., Former Star City Cinema Property)

Site Address 100 Hickory Grade Road, South Fayette Township, Pennsylvania 15017

Municipality and County South Fayette Township, Allegheny County

Section 2 - Remediation Standard . . Plan/Report . . Fees

Identify the remediation standard being pursued and the type of plan/report being submitted. Please note required Department fees follow each type of plan/report.

Check the relevant standard and the type of plan/report being submitted.

Background Standard Statewide Health Standard Final Report ($250 fee) Final Report ($250 fee)

Site-Specific Standard Special Industrial Area

Remedial Investigation Report Work Plan ($250 fee) (no fee)

Risk Assessment Report Baseline Environmental Report ($250 fee) (no fee)

Cleanup Plan ($250 fee)

Final Report ($500 fee)

Ensure your check covers all required fees and is made payable to the Commonwealth of Pennsylvania.

Section 3 - Municipal/Public Notice Confirmation

There are two stages in the Land Recycling Program where municipal and public notices are required. Read the information associated with each stage. You will be asked to confirm that information establishing your compliance with these notification requirements has been included with this submission.

Check here if you are planning to meet the Background or Statewide Health Standard and your Final Report has been submitted within 90 days of the release.

Indicate date of release here

No further completion of this section is required if your Final Report for these two standards conforms to the 90 day time frame.

2610-FM-BECB0023 Rev. 6/2016

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Stage 1 - Notice of Intent to Remediate (NIR)

Check here to confirm you have included proof that a copy of your NIR was provided to each municipality where your site is located. Proof will be a copy of your cover letter and a copy of a signed certified mail receipt slip from the municipality.

Check here to confirm a copy of a proof of publication document from a newspaper serving the area of your site has been included with this submission.

Check here to indicate that a Site-Specific Standard or a Special Industrial Area is involved and a municipal request was received for development of a public involvement plan. The plan/report submission shall include municipality and public comments, which were submitted, and your responses to those comments.

Stage 2 - Cleanup Plan/Report Submission June 14, 2017 Place date here that each municipality was notified of any plan or report submitted under any of the three remediation standards.

Post-Gazette June 15, 2017 Place the newspaper name and date that your notice of your plan/report submission was published.

Section 4 - Project Contact

On the lines below, place the name, company, mailing addresses and business phone number of the individuals who can be contacted regarding this submission:

Consultant Contact Person/Title: David W. Parsonage, CHMM / Vice President

Phone Number 724-733-7000

Email Address [email protected]

Company Name: American Geosciences, Inc.

Mailing Address (street, city, state, zip)

3925 Reed Boulevard, Suite 400, Murrysville, Pennsylvania 15668

Remediator Contact Person/Title: Mr. J.P. Morgan, P.E. / Development Manager

Phone Number 724-743-7722

Email Address [email protected]

Company Name: South Fayette Hotel Associates, LP


375 Southpointe Boulevard, Suite 410, Canonsburg, Pennsylvania 15317 Other Contact Person/Title:

Relationship to Site (e.g. owner, participant in cleanup, responsible party, etc.)

Phone Number

Email Address

Company Name:


Combined Cleanup Plan & Final Report

Former Mulach Steel Property (a.k.a., Former Star City Cinema Property)

100 Hickory Grade Road South Fayette Township, Allegheny County

Pennsylvania

eFACTS PF No. 813555 PADEP LRP No. 5-2-941-19531

Prepared For:

South Fayette Hotel Associates, LP 375 Southpointe Boulevard, Suite 410

Canonsburg, Pennsylvania 15317

Prepared By:

American Geosciences, Inc. 3925 Reed Boulevard, Suite 400

Murrysville, Pennsylvania 15668-1848 (724) 733-7000

www.amergeo.com

June 2017

AGI Project No. 97053-008

Table of Contents

Chapter Page No.

Executive Summary ....................................................................................................................................... i

1.0 Introduction ...................................................................................................................................... 1 1.1 Report Organization ............................................................................................................ 1 1.2 Administrative Notifications ............................................................................................... 1 1.3 Public Involvement ............................................................................................................. 2

2.0 Property and Site Description .......................................................................................................... 3 2.1 Property Location ............................................................................................................... 3 2.2 Historical Property Operations ........................................................................................... 3 2.3 Historical Environmental Investigations ............................................................................. 4

3.0 Summary of Site Characterization ................................................................................................... 5 3.1 Media of Concern and Source of Impact ............................................................................ 5 3.2 Constituents of Interest ....................................................................................................... 6

3.2.1 Surface Soil ............................................................................................................ 6 3.2.2 Subsurface Soil ...................................................................................................... 6 3.2.3 Groundwater .......................................................................................................... 6

3.3 Extent of Impact .................................................................................................................. 6

4.0 Cleanup Plan .................................................................................................................................... 8 4.1 Remedy Selection ............................................................................................................... 8

4.1.1 Remedial Action Objectives ................................................................................. 8 4.1.2 Selected Remedial Alternative .............................................................................. 9 4.1.3 Remedial Alternative Evaluation .......................................................................... 9

4.1.3.1 Remedial Alternative Evaluation Criteria ............................................... 9 4.1.3.2 Detailed Evaluation of Selected Remedial Alternative ......................... 10

4.2 Remedy Design/Post Remediation Care Plan ................................................................... 11

4.2.1 Compliance Reporting ......................................................................................... 12

5.0 Final Report ................................................................................................................................... 13 5.1 Final Report Summary ...................................................................................................... 13 5.2 Remediation ...................................................................................................................... 18 5.3 Demonstration of Attainment ........................................................................................... 19 5.4 Fate and Transport Analysis ............................................................................................. 19 5.5 Post Remediation Care ...................................................................................................... 19

6.0 Certification Page........................................................................................................................... 20

Table of Contents (cont.)

Tables

Table 1 – Surface Soil Sample Analytical Results Summary, Phase II Investigation Activities

Table 2 – Subsurface Soil Sample Analytical Results Summary, Phase II Investigation Activities

Table 3 – ISC Surface Soil Sample Analytical Results Summary, Site Characterization Activities

Table 4 – Groundwater Elevation & Sample Analytical Results Summary, Phase II Investigation and

Initial Site Characterization Activities Figures

Figure 1 – Property Location

Figure 2 – Property and Surrounding Area

Figure 3 – Site Layout & Site Characterization Sample Locations

Figure 4 – Extent of Identified Soil Impact and Conceptual Planned Development

Figure 5 – Extent of Identified Groundwater Impact and Conceptual Planned Development t

Appendices

Appendix A – Administrative Notifications

Appendix B – Soil and Groundwater Management Plan

EXECUTIVE SUMMARY

American Geosciences, Inc., (AGI) was retained to prepare this combined Cleanup Plan and Final Report

(Report) for the Former Mulach Steel Property (a.k.a., Former Star City Cinema Property) (Property)

located at 100 Hickory Grade Road in South Fayette Township, Allegheny County, Pennsylvania. This

Report specifies the cleanup requirements to be implemented and demonstrates attainment of the

Pennsylvania Land Recycling and Environmental Remediation Standards Act (Act 2) site specific

standard (SSS) and statewide health standard (SHS) for impacts (arsenic and PAHs in soil and dissolved

arsenic in groundwater) that were characterized in the Remedial Investigation Report (RIR) that was

approved on April 7, 2017 by the Pennsylvania Department of Environmental Protection (PADEP).

The subject property encompasses approximately 8.52 acres of land and is located on the Bridgeville,

Pennsylvania USGS 7.5-minute topographic quadrangle at approximately 40o 21' 23.784" north and -80o

7' 21.715" west. The property and adjoining land to the north, east and south are zoned for C-2 Highway

Commercial use by South Fayette Township. A portion of adjoining land to the south is zoned for B-1

Business use (Abele Business Park). Adjoining land to the west of the property is zoned for R-2

Suburban Residential use.

The subject property and adjoining property were historically used for coal-mining related activities with

ponds identified on historical topographic maps as “Scotts Ponds” (circa 1930 to 1960s). The subject

property was used for industrial purposes by Mulach Steel (circa 1967 to 1990s), and most recently as a

movie theater from the late 1990s to 2016 (vacant since 2011). The former movie theater structure was

razed between December 2016 and March 2017, with the building slab remaining.

The property is planned to be redeveloped for mixed commercial and residential use. As identified in the

approved RIR, a number of historical environmental assessment and investigation activities were

performed to evaluate the environmental condition of the property relative to its former industrial uses for

coal-related operations and structural steel fabrication. Between 1993 and 2016 iterative soil and

groundwater sampling was performed that included sampling of soil and groundwater for a wide range of

potential constituents that may have been associated with the prior uses of the site including total

petroleum hydrocarbons (TPH), polychlorinated biphenyls (PCBs), target analyte list (TAL) metals,

Resource Conservation and Recovery Act (RCRA) metals, Toxicity Characteristic Leaching Procedure

(TCLP) metals, polynucelar aromatic hydrocarbons (PAHs), benzene, toluene, ethylbenzene, and xylenes

(BTEX), and target compound list (TCL) volatile organic compounds (VOCs). PAHs and arsenic were

the only constituents identified above residential SHS MSCs.

Relief from liability will be pursued under the Act 2 SSS and SHS for soil and groundwater at the

property. In accordance with the PADEP-approved RIR, the Cleanup Plan included in this Report

identifies the activity and use limitations (AULs) necessary to eliminate exposure pathways to the PAHs

ii

and arsenic contamination in soil and the dissolved arsenic contamination in groundwater. The Final

Report included in this Report demonstrates attainment through implementation of the AULs identified in

the Cleanup Plan, which, following approval of the PADEP, will be recorded in an environmental

covenant in accordance with 25 Pa. Code, Chapter 253, Administration of the Uniform Environmental

Covenants Act (UECA).

1.0 INTRODUCTION

American Geosciences, Inc., (AGI) was retained to prepare this combined Cleanup Plan and Final Report

(Report) for the Former Mulach Steel Property (a.k.a., Former Star City Cinema Property) (Property)

located at 100 Hickory Grade Road in South Fayette Township, Allegheny County, Pennsylvania. In

accordance with the requirements of 25 Pa. Code §§250.410 and 411, this Report specifies the cleanup

requirements to be implemented and demonstrates attainment of the Land Recycling and Environmental

Remediation Standards Act (Act 2) site specific standard (SSS) and statewide health standard (SHS) for

impacts (arsenic and PAHs in soil and dissolved arsenic in groundwater) that were characterized in the

Remedial Investigation Report (RIR) that was approved on April 7, 2017 by the Pennsylvania Department

of Environmental Protection (PADEP).

1.1 Report Organization

The remaining sections of this Report are organized to meet the requirements of the SSS and SHS under

Act 2 for the site. Chapter 2.0 provides a description of the property location and historical operations.

Chapter 3.0 summarizes the results of the RIR, including identification of the media and constituents for

which liability protection is sought. Chapter 4.0 presents the Cleanup Plan including the evaluation of

alternative remedies and presentation of the selected remedial measure. Chapter 5.0 presents the Final

Report required by §250.411.

1.2 Administrative Notifications

A Notice of Intent to Remediate (NIR) for the property was forwarded to the PADEP on October 24,

2016. A copy of the NIR was sent to the South Fayette Township (the municipality in which the property

is located) on October 13, 2016. A legal notice that announced the Remediator’s intent to remediate the

property was published in The Tribune Review on October 14, 2016.

A RIR for the property was forwarded to the PADEP on January 11, 2017. Notification of the RIR

submittal was sent to the South Fayette Township (the municipality in which the property is located) on

January 11, 2017. A legal notice that announced the submittal of the RIR was published in The

Pittsburgh Post Gazette on January 12, 2017.

A copy of the NIR as well as copies of the municipal and public notifications associated with the NIR and

the RIR are presented in Appendix A (Administrative Notifications).

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1.3 Public Involvement

The municipality did not request to be involved in development of remediation and reuse plans for the

property. Therefore, preparation of a Public Involvement Plan was not necessary and no public

comments were sought.

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2.0 PROPERTY AND SITE DESCRIPTION

Throughout this report the terms “property” and “site” are used. The term site1 generally refers to the area

of soil and/or groundwater with concentrations of regulated substances detected above Pennsylvania’s

Act 2 statewide health standard (SHS) MSCs. Property refers to the parcel of land on which the site is

located.

2.1 Property Location

The property consists of one land parcel identified by the Allegheny County Office of property

Assessments (ACOPA) as parcel 256-R-3. The subject property encompasses approximately 8.52 acres

of land and is located on the Pittsburgh West, Pennsylvania USGS 7.5-minute topographic quadrangle at

approximately 40o 21' 23.784" north and -80o 7' 21.715" west 2. A copy of a portion of the USGS

quadrangle map identifying the location of the property is included as Figure 1 (Property Location).

Figure 2 (Property and Surrounding Area) shows current land conditions surrounding the property. As

shown on this figure, the property is situated in South Fayette Township. The property and adjoining land

to the north, east and south are zoned for C-2 Highway Commercial use by South Fayette Township. A

portion of adjoining land to the south is zoned for B-1 Business use (Abele Business Park). Adjoining

land to the west of the property is zoned for R-2 Suburban Residential use.

2.2 Historical Property Operations

The subject property and adjoining property were historically used for coal-mining related activities with

ponds identified on historical topographic maps as “Scotts Ponds” (circa 1930 to 1960s). The subject

property was used for industrial purposes by Mulach Steel (circa 1967 to 1990s), and most recently as a

movie theater from the late 1990s to 2016 (vacant since 2011). The former movie theater structure was

razed between December 2016 and March 2017, with the building slab remaining.

Shelby Corporation, a Mulach Steel Company, owned the property and developed the Mulach Steel

fabricating facility which operated at the site until 1993. The operations involved fabrication of structural

steel in an approximately 150,000 square foot metal warehouse-type structure with a dirt, concrete, and

crushed slag floor. A closed-in side building on the south side of the main building was used as a crane

shed and was the location of a 275-gallon oil aboveground storage tank (AST). There were no

underground storage tanks (USTs) ever used at the property. There was a paint storage side building and

a fenced transformer area owned by West Penn Power that had two “non polychlorinated biphenyl 1 The “site” is defined in Act 2 as “The extent of contamination originating within the property boundaries and all areas in close proximity to the contamination necessary for the implementation of remediation activities to be conducted under this act.” 2 Geographic coordinates of the centroid (i.e., geometric center) of the property.

4

(PCB)” and one “PCB Contaminated” transformers3. Open storage areas were located to the west and

north of the building for structural steel before and after fabrication and for storage of paint drums. An

asphalt paved parking lot was located to the east. The property was served by public sewage and water,

and there was never a septic system located on the property according to a representative of Shelby

Corporation.

The processes at the former Mulach Steel facility included shearing, drilling, sawing, welding, shot-

blasting and painting of structural steel sold to contractors and developers for building construction.

Water soluble coolant, cutting oil, lubricating oil, and paint were stored and used at the property in the

structural steel fabrication operations.

2.3 Historical Environmental Investigations

After Mulach Steel closed in 1993, several environmental-related investigations were performed at the

property, including; an Environmental and Foundation Investigation by WMMC, Inc. (WMMC) in 1995,

a Phase I Environmental Site Assessment (ESA) and Phase II ESA by Remediation Technologies, Inc.

(RETEC) in 1993 through 1996, Phase I ESAs by AGI in 1999, 2009 and 2015, and a Phase I ESA by

Civil & Environmental Consultants, Inc. (CEC) in 2003.

The results of sampling completed during the early investigations completed by WMMC’s and RETEC

identified concentrations of polynuclear aromatic hydrocarbon (PAH) compounds and total metals in soil

samples collected at the property. However, the concentrations detected were below Pennsylvania’s Act

2 SHS medium-specific concentrations (MSCs) that were in effect in 19964.

In late 2010, the MSCs for several constituents, including PAHs and metals, were revised and became

effective in January 2011. During AGI’s 2015 Phase I ESA, the concentrations of PAHs and total metals

detected in samples during the WMMC and RETEC investigations were compared to the revised MSCs.

Based on this comparison, concentrations of several PAHs and arsenic were identified above the SHS

residential MSCs.

3 The former West Penn Power transformers were closed and removed by the utility sometime prior to the

construction of the Star City Cinema facility. According to a historical report, there was visible evidence of oil

staining at this location. However, this location was fenced and access was not provided during the historical

environmental investigation that was performed following shut down of the Mulach Steel operations. Although one

of three former transformers was labeled as “PCB Contaminated” (defined as containing 50 to 500 parts per million

PCBs), this isolated former utility location is not considered significant in terms of evaluating the environmental

condition of the property, particularly when historical sampling and analyses did not detect the presence of PCBs in

oily soil samples collected from throughout the former Mulach Steel operational areas. 4 Pennsylvania’s Land Recycling and Environmental Remediation Standards Act became effective in 1995.

5

3.0 SUMMARY OF SITE CHARACTERIZATION

Based upon the identification of PAHs and arsenic above residential SHS MSCs, remedial investigation

(RI) activities were performed to characterize the extent of PAHs and arsenic in soil. In addition,

sampling was performed to evaluate groundwater at the property.

The RI activities at the property included several iterations of investigation, including a Phase II ESA and

an Initial Site Characterization (ISC), were performed to collect surface and subsurface soil samples. In

addition, four monitoring wells were installed and developed. Two rounds of groundwater samples were

collected from the wells. The results of the soil and groundwater sampling were compiled and evaluated

in a Remedial Investigation Report (RIR) that was submitted to the PADEP in January 2017.

The locations of soil borings and monitoring wells used to characterize the site are shown on Figure 3

(Site Layout & Site Characterization Sample Locations). The results of analyses performed on the soil

and groundwater samples are summarized on the following tables:

Table 1 (Surface Soil Sample Analytical Results Summary, Phase II Investigation

Activities).

Table 2 (Subsurface Soil Sample Analytical Results Summary, Phase II Investigation

Activities).

Table 3 (ISC Surface Soil Sample Analytical Results Summary, Site Characterization

Activities).

Table 4 (Groundwater Elevation & Sample Analytical Results Summary, Phase II

Investigation and Initial Site Characterization Activities).

3.1 Media of Concern and Source of Impact

As identified in the RIR, which the PADEP approved in April 2017, relief from liability is being sought

for soil and groundwater at the site. Soil has been impacted by arsenic and PAHs and groundwater has

been impacted by arsenic. Arsenic impacts are likely associated with the former use of the property for

coal mining-related activities and PAHs are likely associated with the historical operation of Mulach Steel

Corporation on the property.

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3.2 Constituents of Interest

As documented in the RIR, the constituents of interest (COI) were identified as follows:

3.2.1 Surface Soil

Arsenic was identified above the residential direct contact MSC of 12 milligrams per kilogram (mg/kg) in surface soil samples from borings MW-101, SB-102, SS-104 and SS-105.

The PAHs benzo(a)anthracene, benzo(a)pyrene, benzo(b)fluoranthene, benzo(k)fluoranthene, chrysene, dibenz(a,h)anthracene, and indeno(1,2,3-cd)pyrene were identified above their respective residential direct contact MSCs in surface soil samples from borings MW-101, MW-104, SB-105 through SB-107, SS-101 through SS-104, SS-107 through SS-109, and SS-111 through SS-113.

The surface soil sample from MW-104 exceeded the residential soil to groundwater MSCs for benzo(a)anthracene, benzo(a)pyrene and benzo(b)fluoranthene.

The surface soil sample from SB-106 exceeded the residential soil to groundwater MSC for benzo(b)fluoranthene.

The surface soil sample from SS-109 exceeded the residential soil to groundwater MSCs for benzo(a)anthracene, benzo(b)fluoranthene and benzo(a)pyrene.

3.2.2 Subsurface Soil

Arsenic was identified above the residential direct contact MSC of 12 mg/kg in subsurface soil samples from borings SB-103 through SB-106. The subsurface soil sample from SB-104 also exceeded the residential soil to groundwater MSC of 29 mg/kg.

3.2.3 Groundwater

Dissolved arsenic was detected at concentrations greater than the residential MSC of 10 µg/l in samples collected from monitoring well MW-103 in both sampling rounds.

3.3 Extent of Impact

As documented in the approved RIR, the extent of impacted soil and groundwater was delineated.

Figure 4 (Extent of Identified Soil Impact and Conceptual Planned Development) depicts the current site

layout and the identified areas of soil impacted with COI (arsenic and PAHs), overlaid on the conceptual

development plan.

7

Figure 5 (Extent of Identified Groundwater Impact and Conceptual Planned Development) depicts the

current site layout and the identified area of groundwater impacted with arsenic, overlaid on the

conceptual development plan.

The proposed development of the property includes commercial and residential uses.

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4.0 CLEANUP PLAN

This chapter presents information necessary to satisfy the reporting requirements for a cleanup plan in

accordance with 25 Pa. Code §250.410. The following sections present rationale used to select a remedy

and the remedy design.

4.1 Remedy Selection

This section presents the remedial action objectives (RAOs), selected remedial alternative, and evaluation

of remedial alternatives for the site based on the results of the RIR. The remedy design (Cleanup Plan) is

presented in Section 4.2.

4.1.1 Remedial Action Objectives

Based on the results of the current and future exposure pathway analysis presented in the RIR and to

ensure that the site will meet the requirements of Act 2 under the SSS and SHS, the following exposure

pathways, which are currently incomplete, should be addressed to ensure that they remain incomplete in

the future:

Direct contact with impacted soil or groundwater through intrusive activities by

future construction workers.

Direct contact with impacted soil through intrusive activities by future utility workers.

Direct contact with soil by future residents and on-site workers.

Direct contact with groundwater through groundwater use.

To address these potential future exposure pathways, the following RAOs have been developed:

RAO 1: Reduce the potential for direct contact with impacted soil or groundwater

during site development construction.

RAO 2: Reduce the potential for direct contact with impacted soil during future utility work.

RAO 3: Reduce the potential for direct contact with impacted soil during future site occupation.

RAO 4: Eliminate the potential for groundwater on-site to be used for potable or agricultural purposes in the future.

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4.1.2 Selected Remedial Alternative

This section presents a remedial alternative to address the RAOs presented above and satisfy the

requirements of Act 2. The selected remedial alternative includes the following engineering and

institutional controls that will be implemented in an environmental covenant:

Restriction on subsurface excavations: Excavations in the areas of impacted soil or

groundwater must be performed in accordance with a Soil and Groundwater Management Plan (SGMP) developed for the site that will be included in the environmental covenant. This restriction will satisfy RAOs 1 and 2.

Restriction on surface soil: Areas of impacted surface soil must be capped with buildings, pavement, or 2 feet of clean fill. This restriction will satisfy RAO 3.

Restrictions on the use of groundwater: The use of on-site groundwater for drinking water or agricultural purposes will be prohibited. This restriction will satisfy RAO 4.

4.1.3 Remedial Alternative Evaluation

4.1.3.1 Remedial Alternative Evaluation Criteria

According to Section 304(j) of Act 2, a remedial alternative developed under the SSS should consider the

following six criteria:

1. Long-term risks and effectiveness of the proposed remedy that includes an

evaluation of: the magnitude of the risks remaining after completion of the

remedial action; the type, degree and duration of post-remediation care required,

including, but not limited to, operation and maintenance, monitoring,

inspections and reports and their frequencies or other activities which will be

necessary to protect human health and the environment; potential for exposure

of human and environmental receptors to regulated substances remaining at the

site; long-term reliability of any engineering and voluntary institutional controls;

potential need for repair, maintenance or replacement of components of the

remedy; and, time to achieve cleanup standards.

2. Reduction of the toxicity, mobility or volume of regulated substances, including

the amount of regulated substances that will be removed, contained, treated or

destroyed, the degree of expected reduction in toxicity, mobility or volume and

the type, quantity, toxicity and mobility of regulated substances remaining after

implementation of the remedy.

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3. Short-term risks and effectiveness of the remedy, including the short-term risks

that may be posed to the community, workers or the environment during

implementation of the remedy and the effectiveness and reliability of protective

measures to address short-term risks.

4. The ease or difficulty of implementing the proposed remedy, including

commercially available remedial measures which are Best Available

Demonstrated Control Technology (BADCT), degree of difficulty associated

with constructing the remedy, expected operation reliability, available capacity

and location of needed treatment, storage and disposal services for wastes, and

time to initiate remedial efforts and approvals necessary to implement the

remedial efforts.

5. The cost of the remediation measure, including capital costs, operation and

maintenance costs, net present value of capital and operation and maintenance

costs and the total costs and effectiveness of the system.

6. The incremental health and economic benefits evaluated by comparing those

benefits to the incremental health and economic costs associated with

implementation of remedial measures.

Of these six criteria, the first is the controlling factor: a successful remedial alternative must result in

long-term human health and ecological risks that are acceptable under Act 2. In other words, after the

remedial alternative has been implemented, the site must satisfy the requirements of Act 2 under one or

more of the three standards (i.e., background standard, SHS or SSS).

4.1.3.2 Detailed Evaluation of Selected Remedial Alternative

This section evaluates the selected remedial alternative presented in Section 4.1.2 against the six criteria

listed above.

Criteria 1: Potential future long-term risks are addressed in the remedial alternative

through the implementation of institutional controls. Activity and use limitations placed on-site through an environmental covenant will ensure that future excavations in the areas of impacted soil and groundwater will follow a SGMP, areas of impacted surface soil will be capped, and groundwater will not be used for drinking water or agricultural purposes.

Criteria 2: No removal actions are proposed as part of the remedial alternative. The soil impacts at the site were the result of historical operations and there is no additional source of impact known to remain at the site.

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Criteria 3: No removal actions are proposed as part of the remedial alternative. There are no short-term risks requiring evaluation associated with the remedy that involves restrictions to future use of and activities on the site.

Criteria 4: The remedy involves implementing activity and use limitations (AULs) through an environmental covenant. The remedy is considered relatively easy to implement.

Criteria 5: The remedy involves implementing AULs through an environmental covenant. The remedy is considered relatively inexpensive to implement.

Criteria 6: The incremental health and economic costs associated with implementation of the remedial alternative are minimal in comparison to the incremental health and economic benefits provided by the remedial alternative.

This evaluation indicates that the selected remedial alternative complies with the six criteria under Section

304(j) of Act 2 [LRERSA 1995].

4.2 Remedy Design/Post Remediation Care Plan

As presented in Section 4.1.2, engineering and institutional controls will be implemented for the site.

Under Act 68, the Uniform Environmental Covenants Act (UECA), an environmental covenant is

required whenever an engineering or institutional control is used to demonstrate attainment of an Act 2

remediation standard. The following summarizes the engineering and institutional controls (e.g., AULs)

proposed for the site:

Excavations in the areas of impacted soil or groundwater must be performed in

accordance with the SGMP developed for the site, which is included as Appendix B (Soil and Groundwater Management Plan). This AUL addresses potential ingestion and dermal contact with impacted soil by future construction workers and utility workers, and potential dermal contact with groundwater by future construction workers.

Areas of impacted surface soil must be capped with buildings, pavement, or 2 feet of clean fill. Areas of impacted soil at the site that are not covered by buildings or pavement during future construction are required to be covered by a minimum of 2 feet of clean soil. The source of the clean soil cover shall be documented to be “clean fill” in accordance with the then-current version of the Pennsylvania Department of Environmental Protection (PADEP) Management of Fill policy (Document Number 258-2182-773) or other guidance that may replace such policy in the future. The source and thickness of the soil cover shall be documented in records maintained by the property owner and shall be maintained by the presence of vegetation or a non-erodible surface such as aggregate (e.g., gravel). This addresses potential direct contact to constituents in soil by future residents and on-site workers.

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The use of on-site groundwater for drinking water or agricultural purposes will be prohibited. This addresses the remote potential for ingestion of groundwater.

4.2.1 Compliance Reporting

Upon written request by the PADEP, the property owner will submit to the PADEP written

documentation stating whether or not the AULs in the environmental covenant are being abided by. In

addition, the property owner will submit to the PADEP written documentation of the following: transfer

of the property, proposed changes in use of the property, or filing of applications for building permits for

the property for any work affecting the contamination on the site subject to the environmental covenant.

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5.0 FINAL REPORT

This chapter presents information necessary to satisfy the reporting requirements for a final report in

accordance with 25 Pa. Code §250.411.

5.1 Final Report Summary

Identification

Property Name Former Mulach Steel Property (a.k.a., Former Star City Cinema Property)

Property Descriptor Formerly used for coal-mining related activities and steel fabricating facility

Address / Location

Address 100 Hickory Grade Road

City South Fayette Township Zip Code 15017

Municipality(s) South Fayette Township County(ies) Allegheny

Latitude 40º (deg). 21 ‘ (min) 23.784 “ (sec) Longitude -80º (deg). 7‘(min) 21.715 “ (sec)

Horizontal Collection Method GISDR

Horizontal Reference Datum NAD83 Reference Point CNTROD

Property Specifics

Size of Property 8.52 acres Number of Sites 1

Combined acreage of sites 8.52 acres

Remediation

Standards attained or special industrial area attainment. (Check all that apply. Can use multiple)

Background Statewide Health Site-Specific Special Industrial Area

Proposed future property use - scenario for which the attainment of Statewide Health standard is demonstrated

Residential Non-residential

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List of contaminants

Soils

Chemical Name CAS Number

Mass Contaminant Treated or

Removed (lbs.)

Mass Contaminant Managed on

Site (lbs.)

Arsenic 7440-38-2 59.8

Benzo(a)anthracene 56-55-3 340.6

Benzo(a)pyrene 50-32-8 190.3

Benzo(b)fluoranthene 205-99-2 599

Benzo(k)fluoranthene 207-08-9 239

Chrysene 218-01-9 331.9

Dibenz(a,h)anthracene 53-70-3 45.9

Indeno(1,2,3-cd)pyrene 193-39-5 149.3 Groundwater

Chemical Name CAS Number

Mass Contaminant Treated or

Removed (lbs.)

Mass Contaminant Managed on

Site (lbs.)

Arsenic 7440-38-2 N/A

Remediation

Number of sampling rounds for groundwater attainment: 2 Special Features

Non-use aquifer approval date: N/A

Area-wide background approval date: N/A

Amount of waste removed other than soil or groundwater (cubic yards): 0

Municipal ordinance prohibiting groundwater use:

None

Post remediation care plan:

Remediation consisted of engineering and institutional controls. The following post remediation care activities are necessary to maintain the Act 2 Site-Specific Standard at the Property:

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Excavations in the areas of impact must be performed in accordance with the soil and groundwater management plan (SGMP) developed for the site, which is included as Appendix B.

Areas of impacted surface soil must be capped with buildings, pavement, or 2 feet of clean fill.

The use of on-site groundwater for drinking water or agricultural purposes will be prohibited.

Upon written request by the Pennsylvania Department of Environmental Protection (PADEP), the property owner will submit to the PADEP written documentation stating whether or not the activity and use limitations in the environmental covenant are being abided by. In addition, the property owner will submit to the PADEP written documentation of the following: transfer of the property, proposed changes in use of the site on the property, or filing of applications for building permits for the site on the Property for any work affecting the contamination on the site subject to the environmental covenant.

Other Programs

Key Site

Multi-site Agreement; Date:

Enterprise Zone

Keystone Opportunity Zone

Administrative

Municipality request for public involvement plan

Deed notification

Deed acknowledgment:

Environmental covenant:

Excavations in the areas of impact must be performed in accordance with the SGMP developed for the site to be included as an attachment to the covenant.



Cleanup cost ($): TBD

Jobs created/saved: 100+

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Narrative: Provide property history and description, site characterization findings, site description, summary of remediation, summary of attainment demonstration, description of pathway elimination, engineering and institutional controls, and benefits of land reuse, when applicable.

The subject property encompasses approximately 8.52 acres of land and is located on the Bridgeville, Pennsylvania USGS 7.5-minute topographic quadrangle at approximately 40o 21' 23.784" north and -80o 7' 21.715" west. A copy of a portion of the USGS quadrangle map identifying the location of the property is included as Figure 1. The property is situated in South Fayette Township. The subject property and adjoining property were historically used for coal-mining related activities with ponds identified on historical topographic maps as “Scotts Ponds” (circa 1930 to 1960s). The subject property was used for industrial purposes by Mulach Steel (circa 1967 to 1990s), and most recently as a movie theater from the late 1990s to 2016 (vacant since 2011). The former movie theater structure was razed between December 2016 and March 2017, with the building slab remaining. As shown on Figure 2, the property and adjoining land to the north, east and south are zoned for C-2 Highway Commercial use by South Fayette Township. A portion of adjoining land to the south is zoned for B-1 Business use (Abele Business Park). Adjoining land to the west of the property is zoned for R-2 Suburban Residential use. A number of historical environmental assessment and investigation activities were performed to evaluate the environmental condition of the property relative to its former industrial uses for coal-related operations and structural steel fabrication. The results of the analyses performed on the soil samples collected during the investigation activities are summarized on Table 1, Table 2 and Table 3. The results of the analyses performed on the groundwater samples collected during the investigation activities are summarized on Table 4. The results of the analyses performed on the soil and groundwater samples did not identify the potential for identified constituents to volatilize and migrate into indoor air. Based upon these data, the location of impacted soil is shown on Figure 4 and the location of impacted groundwater is shown on Figure 5. Site characterization activities completed in 2016 identified areas of the site with soil impacted by PAH compounds and arsenic, and groundwater impacted with dissolved arsenic. In January 2017, a RIR was submitted to the PADEP to document the investigations and results of the characterization of PAHs and arsenic in soil and dissolved arsenic in groundwater at the site. The RIR was approved in April 2017. The property is planned to be redeveloped for mixed commercial and residential use. Constituent exposure routes were evaluated based on the detection of constituents in soil and groundwater and the potential for those detected constituents to migrate within the media or to another media. The following identifies and provides an evaluation of potential constituent exposure routes at the site:

Direct contact with soil or groundwater through intrusive activities by future construction workers.

Direct contact with soil through intrusive activities by future utility workers.

Direct contact with soil by future residents and on-site workers.

Direct contact with groundwater through groundwater use.

The results of a screening-level ecological assessment indicate that there is and will be no complete ecological exposure pathway at the site.

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Institutional controls will be implemented for the site to eliminate potential future exposure pathways. Under Act 68, the Uniform Environmental Covenants Act (UECA), an environmental covenant is required whenever an engineering or institutional control is used to demonstrate attainment of an Act 2 remediation standard. The following summarizes the engineering and institutional controls (activity and use limitations [AULs]) for the site:

Excavations in the areas of impact must be performed in accordance with the SGMP developed for the site.



Upon written request by the PADEP, the property owner will submit to the PADEP written documentation stating whether or not the activity and use limitations in the environmental covenant are being abided by. In addition, the property owner will submit to the PADEP written documentation of the following: transfer of the property, proposed changes in use of the site on the property, or filing of applications for building permits for the site on the property for any work affecting the contamination on the site subject to the environmental covenant.

Remediator / Property Owner / Consultant. Complete the form below for each recipient obtaining a

release of liability upon approval of the final report. Attach additional sheets as necessary.

Remediator

Contact Person/Title Mr. J.P. Morgan, P.E. / Development Manager eFACTS Client ID*

Relationship to Site Remediator

(e.g., owner, remediator, participant in cleanup, consultant, etc.)

Client Type* LP

Phone Number 724-743-7722 Email Address [email protected]

Company Name South Fayette Hotel Associates, LP EIN or Federal ID #

Street Address 375 Southpointe Boulevard, Suite 410

City Canonsburg State PA Zip Code 15317

Property Owner

Contact Person/Title Mr. Ryan Eggleston/Township Manager eFACTS Client ID*

Relationship to Site Representative of Owner

(e.g. owner, remediator, participant in cleanup, consultant, etc.)

Client Type* Municipality


Company Name South Fayette Township EIN or Federal ID #

Street Address 515 MILLERS RUN RD.

City MORGAN State PA Zip Code 15064-9726

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Consultant

Contact Person/Title Mr. David W. Parsonage, CHMM / VP eFACTS Client ID* 172848

Relationship to Site Employee of Consultant

(e.g. owner, remediator, participant in cleanup, consultant,

etc.)

Client Type* Pennsylvania Corporation


Company Name American Geosciences, Inc. EIN or Federal ID # 1555165

Street Address 3925 Reed Blvd Ste 400

City Murrysville State PA Zip Code 15668-1848

*Include eFACTS Client ID (if known) – “Client Types” below:

Association/Organization Limited Liability Company Partnership-General

Authority Limited Liability Partnership Partnership-Limited

County Municipality School District

Estate/Trust Non-Pennsylvania Government Sole Proprietorship

Federal Agency Other (Non-Government) State Agency

Individual Pennsylvania Corporation

5.2 Remediation

Remediation of the soil and groundwater impact at the site is being achieved through the use of

engineering and institutional controls to eliminate exposure pathways. The following controls (“AULs”)

will be implemented in an environmental covenant for the property as follows:

Excavations in the areas of impact must be performed in accordance with the SGMP

developed for the site.

Areas of impacted surface soil must be capped with buildings, pavement, or 2 feet of clean fill. Areas of impacted soil at the site that are not covered by buildings or pavement during future construction are required to be covered by a minimum of 2 feet of clean soil. The source of the clean soil cover shall be documented to be “clean fill” in accordance with the then-current version of the Pennsylvania Department of Environmental Protection (PADEP) Management of Fill policy (Document Number 258-2182-773) or other guidance that may replace such policy in the future. The source and thickness of the soil cover shall be documented in records maintained by the property owner and shall be maintained by the presence of vegetation or a non-erodible surface such as aggregate (e.g., gravel). This addresses potential direct contact to constituents in soil by future residents and on-site workers.


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5.3 Demonstration of Attainment

The SSS and SHS is being attained by pathway elimination through the use of engineering and

institutional controls as identified in the approved RIR, the Cleanup Plan (Section 4.0), the Final Report

Summary (Section 5.1), and Section 5.2. No risk assessment was necessary. Upon recordation of the

required environmental covenant implementing the controls, attainment will be demonstrated for the site.

5.4 Fate and Transport Analysis

The fate and transport of site COI was analyzed as presented in the approved RIR. These results were

used to assist in identifying and evaluating exposure pathways, and ultimately to determine the required

controls to be implemented at the site in the pending environmental covenant for the property.

5.5 Post Remediation Care

Post remediation care requirements consist of abiding by the AULs identified above to be recorded in the

environmental covenant. Upon written request by the PADEP, the property owner will submit to the

PADEP written documentation stating whether or not the AULs in the environmental covenant are being

abided by. In addition, the property owner will submit to the PADEP written documentation of the

following: transfer of the property, proposed changes in use of the property, or filing of applications for

building permits for the property for any work affecting the contamination on the site subject to the

environmental covenant.

TABLES

Nonresidential Residential MW-101 MW-102 MW-103 MW-104 SB-101 SB-102 SB-103 SB-104 SB-105 SB-106 SB-107

MW-101:1.5-2:S MW-102:1.5-2:S MW-103:1.5-2:S MW-104:1.5-2:S SB-101:1.5-2:S SB-102:1.5-2:S SB-103:1-2:S SB-104:1-2:S SB-105:1-2:S SB-106:1.5-2:S SB-107:1.5-2:S

1/7/2016 1/8/2016 1/6/2016 1/7/2016 1/6/2016 1/6/2016 1/7/2016 1/7/2016 1/8/2016 1/6/2016 1/7/2016

1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1 - 2 ft 1 - 2 ft 1 - 2 ft 1.5 - 2 ft 1.5 - 2 ft

Metals

Arsenic mg/kg 61 29 12 29 13 4.7 7.7 7.3 3.9 14 8.8 3.5 9.2 11 8.8

Selenium mg/kg 16000 26 1100 26 1.9 <0.64 <0.90 1.4 0.84 <0.90 <0.95 <0.71 1.5 1.8 0.92

Barium mg/kg 190000 8200 44000 8200 1220 124 172 1690 170 239 139 110 216 701 241

Cadmium mg/kg 6 38 1.2 38 0.59 <0.24 0.35 0.32 <0.28 <0.34 <0.36 <0.27 0.59 0.54 <0.33

Chromium mg/kg 190000 190000 190000 190000 65.2 15.7 22.7 34.9 16 24.2 18.9 19.5 21.7 77.1 20.1

Lead mg/kg 1000 450 500 450 123 11.8 15.9 24.2 12.9 15.6 27 13.4 61.6 55.1 21.4

Polynuclear Aromatic Hydrocarbons

Acenaphthene mg/kg 190000 4700 13000 3100 1.9 <0.0074 <0.0082 16.3 <0.0074 <0.16 <0.0080 <0.0078 2.9 6.8 0.23

Acenaphthylene mg/kg 190000 8000 13000 2800 <0.16 <0.0074 <0.0082 0.31 <0.0074 <0.16 <0.0080 <0.0078 <0.16 0.18 <0.15

Anthracene mg/kg 190000 350 66000 350 2.9 <0.0074 <0.0082 15.9 <0.0074 <0.16 <0.0080 <0.0078 4.3 8.9 0.39

Benzo(a)anthracene mg/kg 130 430 6.1 28 10.3 <0.0074 <0.0082 140 <0.0074 <0.16 <0.0080 <0.0078 13.6 17.7 1

Benzo(a)pyrene mg/kg 12 46 0.58 46 12.4 <0.0074 <0.0082 214 <0.0074 <0.16 <0.0080 <0.0078 18.7 21.7 1.2

Benzo(b)fluoranthene mg/kg 76 170 3.5 26 14.9 <0.0074 <0.0082 264 0.0097 0.18 0.019 <0.0078 25.3 77.9 2.2

Benzo(g,h,i)perylene mg/kg 190000 180 13000 180 7.1 <0.0074 <0.0082 22.4 <0.0074 <0.16 <0.0080 <0.0078 6.2 6.5 0.63

Benzo(k)fluoranthene mg/kg 76 610 3.5 210 5.5 <0.0074 <0.0082 108 0.0097 <0.16 0.0096 <0.0078 11.1 28.4 2.2

Chrysene mg/kg 760 230 35 230 9 <0.0074 <0.0082 135 <0.0074 <0.16 0.011 <0.0078 13.8 17.3 1.2

Dibenz(a,h)anthracene mg/kg 22 270 1 25 2.1 <0.0074 <0.0082 11.6 <0.0074 <0.16 <0.0080 <0.0078 2.2 2.6 <0.15

Fluoranthene mg/kg 130000 3200 8800 3200 17.4 <0.0074 0.011 259 0.011 0.24 0.015 <0.0078 26.8 106 2.2

Fluorene mg/kg 130000 3800 8800 3400 0.94 <0.0074 <0.0082 5.6 <0.0074 <0.16 <0.0080 <0.0078 1.3 5 0.28

Indeno(1,2,3-cd)pyrene mg/kg 76 22000 3.5 1500 6.7 <0.0074 <0.0082 28.5 <0.0074 <0.16 <0.0080 <0.0078 6.8 7.9 0.46

Naphthalene mg/kg 760 25 160 25 0.52 <0.0074 0.022 3.2 0.017 <0.16 0.039 <0.0078 1.3 5.3 2.2

Phenanthrene mg/kg 190000 10000 66000 10000 9.3 <0.0074 0.036 140 0.012 <0.16 0.028 <0.0078 14.1 85.9 2.8

Pyrene mg/kg 96000 2200 6600 2200 15.3 <0.0074 0.01 227 0.013 0.21 0.013 <0.0078 24.5 88.9 2

Footnotes:(1)

Only constituents detected in at least one sample are shown on this table. Refer to laboratory report for complete list of constituents analyzed.(2)

Land Recycling and Environmental Remediation Standards Act.(3)

Medium-specific concentration.(4)

Total dissolved solids less than or equal to 2,500 milligrams per liter

mg/kg - milligrams per kilogram.

Concentrations BOLDED are above either or both the residential or nonresidential Soil to Groundwater MSC.

Concentrations UNDERLINED are above either or both the residential or nonresidential surface soil Direct Contact MSC.

Table 1

Surface Soil Sample Analytical Results Summary, Phase II Investigation Activities

Former Star City Cinema Property

100 Hickory Grade Road

South Fayette Township, Allegheny County

Pennsylvania

Sample station, date sampled, field sample ID, and depth sampled in feet below ground surfaceAct 2(2)

Statewide Health Standard MSCs(3)

Soil to

Groundwater(4)

MSCs

Reporting

UnitsConstituent

(1)

Soil to

Groundwater(4)

MSCs

Direct Contact

(0-2 ft) MSCs

Direct Contact

(0 - 15 feet)

MSC

Table 2

Subsurface Soil Sample Analytical Results Summary, Phase II Investigation Activities




Pennsylvania

Nonresidential Residential MW-101 MW-102 MW-103 MW-104 SB-101 SB-102 SB-103 SB-104 SB-105 SB-106 SB-106 SB-107

MW-101:19-20:S MW-102:11-12:S MW-103:11-12:S MW-104:21-22:S SB-101:10-12:S SB-102:12-14:S SB-103:14-16:S SB-104:11.5-12.5:SSB-105:16.5-18:S SB-106:8-10:S SB-106:12-13:S SB-107:15-16:S

1/7/2016 1/8/2016 1/6/2016 1/7/2016 1/6/2016 1/6/2016 1/7/2016 1/7/2016 1/8/2016 1/6/2016 1/6/2016 1/7/2016

19 - 20 ft 11 - 12 ft 11 - 12 ft 21 - 22 ft 10 - 12 ft 12 - 14 ft 14 - 16 ft 11.5 - 12.5 ft 16.5 - 18 ft 8 - 10 ft 12 - 13 ft 15 - 16 ft

Metals

Arsenic mg/kg 190000 29 12 29 5.4 2.7 9 6 9 8.1 15.5 29.8 12.5 13.7 20.4 8.7

Selenium mg/kg 190000 26 1100 26 <0.87 <0.51 <0.59 <0.55 0.93 <0.81 0.88 4.1 1.2 1 2.9 <0.85

Barium mg/kg 190000 8200 44000 8200 172 37 108 97.9 83.5 115 124 67.9 87.6 101 71.1 153

Cadmium mg/kg 190000 38 1.2 38 <0.33 <0.19 0.27 <0.21 0.38 <0.30 <0.23 <0.33 <0.31 <0.21 <0.25 <0.32

Chromium mg/kg 190000 190000 190000 190000 19.9 17 17.8 18.7 17.3 18.7 17.2 20.7 17.2 20.1 28.6 17.3

Lead mg/kg 190000 450 500 450 15.4 14.5 15.8 15.7 17.6 14 16.6 30 17.1 23.6 30 10.5


Acenaphthene mg/kg 190000 4700 13000 3100 <0.0087 0.011 0.019 0.0091 0.054 <0.0082 <0.0077 <0.0080 0.062 0.0088 0.37 <0.0075

Acenaphthylene mg/kg 190000 8000 13000 2800 <0.0087 <0.0078 <0.0078 <0.0083 <0.0084 <0.0082 <0.0077 <0.0080 <0.0083 <0.0079 <0.15 <0.0075

Anthracene mg/kg 190000 350 66000 350 <0.0087 0.025 0.03 <0.0083 0.045 <0.0082 <0.0077 <0.0080 0.038 0.022 0.46 <0.0075

Benzo(a)anthracene mg/kg 190000 430 6.1 28 0.014 0.052 0.084 0.0097 0.16 0.021 <0.0077 <0.0080 0.074 0.041 0.82 <0.0075

Benzo(a)pyrene mg/kg 190000 46 0.58 46 0.0091 0.053 0.064 0.013 0.19 0.021 0.0081 <0.0080 0.091 0.031 0.58 <0.0075

Benzo(b)fluoranthene mg/kg 190000 170 3.5 26 0.03 0.17 0.17 0.046 0.37 0.11 0.021 <0.0080 0.16 0.092 1.4 <0.0075

Benzo(g,h,i)perylene mg/kg 190000 180 13000 180 0.013 0.067 0.038 0.018 <0.17 0.025 0.009 <0.0080 0.11 0.017 0.35 <0.0075

Benzo(k)fluoranthene mg/kg 190000 610 3.5 210 0.025 0.17 0.17 0.046 0.36 0.11 0.021 <0.0080 0.16 0.091 1.4 <0.0075

Chrysene mg/kg 190000 230 35 230 0.029 0.19 0.21 0.048 0.33 0.071 0.018 <0.0080 0.19 0.11 2 <0.0075

Dibenz(a,h)anthracene mg/kg 190000 270 1 25 <0.0087 0.015 0.012 <0.0083 <0.17 <0.0082 <0.0077 <0.0080 0.026 <0.0079 <0.15 <0.0075

Fluoranthene mg/kg 190000 3200 8800 3200 0.02 0.079 0.12 0.031 0.22 0.03 0.0088 <0.0080 0.12 0.066 1.5 <0.0075

Fluorene mg/kg 190000 3800 8800 3400 <0.0087 0.018 0.046 0.014 0.14 <0.0082 <0.0077 <0.0080 0.2 0.019 0.69 <0.0075

Indeno(1,2,3-cd)pyrene mg/kg 190000 22000 3.5 1500 <0.0087 0.019 <0.0078 <0.0083 <0.17 <0.0082 <0.0077 <0.0080 0.025 <0.0079 <0.15 <0.0075

Naphthalene mg/kg 190000 25 160 25 0.03 0.73 0.99 0.051 3.6 0.074 0.095 0.018 1.3 0.6 23.7 <0.0075

Phenanthrene mg/kg 190000 10000 66000 10000 0.092 0.68 1.2 0.21 2.8 0.17 0.077 0.0091 1.3 0.8 18 <0.0075

Pyrene mg/kg 190000 2200 6600 2200 0.032 0.17 0.2 0.041 0.31 0.058 0.016 <0.0080 0.25 0.096 2.3 <0.0075

Footnotes:(1)








Sample station, date sampled, field sample ID, and depth sampled in feet below ground surface

Direct Contact (0

- 15 feet) MSC

Soil to

Groundwater(4)

MSCs

Reporting

UnitsConstituent

(1)

Soil to

Groundwater(4)

MSCs

Direct Contact

(2-15 ft) MSCs

Act 2(2)


Nonresidential Residential SS-101 SS-102 SS-103 SS-104 SS-105 SS-106 SS-107 SS-108 SS-109 SS-110 SS-111 SS-112 SS-113 SS-114 SS-115 SS-116

SS-101:1.5-2:S SS-102:1.5-2:S SS-103:1.5-2:S SS-104:1.5-2:S SS-105:1.5-2:S SS-106:1.5-2:S SS-107:1.5-2:S SS-108:1.5-2:S SS-109:1.5-2:S SS-110:1.5-2:S SS-111:1.5-2:S SS-112:1.5-2:S SS-113:1.5-2:S SS-114:1.5-2:S SS-115:1.5-2:S SS-116:1.5-2:S

6/28/2016 6/28/2016 6/29/2016 6/29/2016 6/29/2016 6/29/2016 6/29/2016 6/29/2016 6/29/2016 6/29/2016 6/28/2016 6/28/2016 6/28/2016 6/28/2016 6/28/2016 6/28/2016

1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1.5 - 2 ft 1 - 1.5 ft 1.5 - 2 ft 1.5 - 2 ft

Metals

Arsenic mg/kg 61 29 12 29 9.5 7.8 9.2 16 15 2.7 2 6.6 3.5 4.6 7.6 3.6 8.3 8.2 8.7 5.4


Acenaphthene mg/kg 190000 4700 13000 3100 0.24 J 0.42 0.64 0.42 0.014 J <44.000 0.12 J 2.3 21 0.03 J 3.4 0.12 J 0.35 J 0.078 J 0.066 J 0.87

Acenaphthylene mg/kg 190000 8000 13000 2800 <48.000 <48.000 0.14 J 0.079 J 0.016 J <52.000 0.19 J 0.29 J 0.58 J 0.025 J 0.1 J 0.077 J <42.000 <45.000 0.096 J 0.12 J

Anthracene mg/kg 190000 350 66000 350 0.4 J 0.48 1 0.61 0.06 J <45.000 0.2 J 2.2 44 0.03 J 3.1 0.21 J 0.55 0.097 J 0.15 J 0.12 J

Benzo(a)anthracene mg/kg 130 430 6.1 28 0.99 1.5 2.9 2.1 0.1 0.083 J 0.81 J 3.9 68 0.074 J 13 0.6 1.1 0.31 J 0.47 0.43 J

Benzo(a)pyrene mg/kg 12 46 0.58 46 0.98 1.8 3.3 2.2 0.064 J 0.068 J 0.95 J 3.7 65 0.094 19 0.62 1 0.33 J 0.44 0.52

Benzo(b)fluoranthene mg/kg 76 170 3.5 26 1 1.8 3.8 2.1 0.086 0.077 J 1.3 4.6 68 0.11 19 0.72 1.2 0.37 J 0.47 0.58

Benzo(g,h,i)perylene mg/kg 190000 180 13000 180 0.83 1.7 3 1.8 0.069 J 0.079 J 1.3 3.7 51 0.11 18 0.62 0.86 0.35 J 0.49 0.6

Benzo(k)fluoranthene mg/kg 76 610 3.5 210 0.55 0.88 1.4 1.1 0.036 J <92.000 0.64 J 1.7 26 0.066 J 6.3 0.35 J 0.52 0.16 J 0.33 J 0.27 J

Chrysene mg/kg 760 230 35 230 1 1.5 3.1 2.1 0.19 0.08 J 1 4.5 66 0.092 13 0.6 1.2 0.36 J 0.51 0.46

Dibenz(a,h)anthracene mg/kg 22 270 1 25 0.2 J 0.35 J 0.72 0.39 J 0.018 J <51.000 0.3 J 0.79 J 12 0.023 J 3.6 0.17 J 0.27 J 0.12 J 0.12 J 0.11 J

Fluoranthene mg/kg 130000 3200 8800 3200 2.3 3.1 5.9 4.3 0.21 0.13 J 2 11 110 0.14 23 1.1 3 0.58 0.93 0.72

Fluorene mg/kg 130000 3800 8800 3400 0.19 J 0.23 J 0.49 0.25 J 0.011 J <60.00 <140.00 1.9 25 0.014 J 1.2 0.12 J 0.31 J 0.06 J 0.074 J 0.42 J

Indeno(1,2,3-cd)pyrene mg/kg 76 22000 3.5 1500 0.73 1.3 2.6 1.5 0.045 J 0.068 J 1 2.9 45 0.088 15 0.5 0.81 0.28 J 0.38 J 0.48

Naphthalene mg/kg 760 25 160 25 0.2 J 0.17 J 0.3 J 0.38 J 0.22 <39.000 0.17 J 0.67 J 3.6 0.08 0.69 0.2 J 0.12 J 0.11 J 0.093 J 0.4 J

Phenanthrene mg/kg 190000 10000 66000 10000 1.6 1.8 4 2.8 0.54 0.096 J 1.2 9 100 0.12 11 0.7 2.5 0.44 0.55 0.53

Pyrene mg/kg 96000 2200 6600 2200 1.4 2.1 4.3 2.9 0.16 0.095 J 1.3 6.8 120 0.11 16 0.77 1.9 0.41 0.7 0.55

Footnotes:(1)








Pennsylvania

Table 3

ISC Surface Soil Sample Analytical Results Summary, Site Characterization Activities




Sample station, date sampled, field sample ID, and depth sampled in feet below ground surfaceAct 2(2)


Soil to

Groundwater(4)

MSCs

Reporting

UnitsConstituent

(1)

Soil to

Groundwater(4)

MSCs

Direct Contact

(0-2 ft) MSCs

Direct Contact

(0 - 15 feet)

MSC

Table 4

Groundwater Elevation & Sample Analytical Results Summary, Phase II Investigation and Initial Site Characterization Activities

Phase II Environmental Site Assessment




Pennsylvania

MW-101 MW-101 MW-102 MW-102 MW-103 MW-103 MW-104 MW-104

MW-101:201601:W MW-101:201607:W MW-102:201601:W MW-102:201607:W MW-103:201601:W MW-103:201607:W MW-104:201601:W MW-104:201607:W

1/13/2016 7/6/2016 1/13/2016 7/6/2016 1/13/2016 7/6/2016 1/13/2016 7/6/2016

Field Parameters

Depth to Water ft. N/A N/A 7.6 8.91 8.21 9.03 11.09 11.55 1.5 1.68

GWEL ft. N/A N/A 92.14 90.83 88.26 87.44 87.09 86.63 97.93 97.75

Metals

Arsenic ug/l 10 10 <5.0 <4.8 <5.0 <4.8 11.2 14 <5.0 <4.8

Barium ug/l 2000 2000 134 NA 55.5 NA 37.9 NA 162 NA

Footnotes:(1)



Medium-specific concentration.

ug/l - micrograms per liter

GWEL - Groundwater elevation.

N/A - Not applicable.

NA - Not analyzed.

Concentrations depicted in BOLD exceed the nonresidential and residential used aquifer MSC.

Sample station, field sample ID, and date sampled

Constituent(1) Reporting

Units Nonresidential Used Aquifer

MSC (TDS <=2500 mg/l)

Residential Used Aquifer MSC

(TDS <=2500 mg/l) MSC

Act 2(2)


FIGURES

PROPERTY

£0 2,000 4,0001,000

FeetSOURCE:UNITED STATES GEOLOGICAL SURVEY, ET. AL. QUADRANGLELOCATION REFERENCES THE BRIDGEVILLE AND CANONSBURG,PENNSYLVANIA USGS 7.5-MINUTE QUADRANGLES. COPYRIGHT:© 2013NATIONAL GEOGRAPHIC SOCIETY, I-CUBED.

QUADRANGLE LOCATION

3925 REED BOULEVARD, SUITE 400MURRYSVILLE, PA 15668

724-733-7000www.amergeo.com

FIGURE 1PROPERTY LOCATION

FORMER MULACH STEEL PROPERTY100 HICKORY GRADE ROADSOUTH FAYETTE TOWNSHIP

ALLEGHENY COUNTY, PENNSYLVANIA

Y:\GI

S DA

TA\PR

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TS\19

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053 -

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\FIGU

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XD

PREPARED FOR:

SOUTH FAYETTE HOTEL ASSOCIATES, LPCANONSBURG, PENNSYLVANIA

PREP

ARED

BY:

B. S

HAW,

JUNE

2017

COPYRIGHT: © 2017 AMERICAN GEOSCIENCES, INC. AGI PROJECT NO.: 97053-008

SOUTH FAYETTE TOWNSHIP

BRIDGEVILLE BOROUGH

I

C

R-2

R-1

B

R-1

CC-2

B-1

PED

R-2 R-2

CD-1

CD-1CD-1

I- 79

STATE RTE 50

MILLERS RD

HICKORY GRADE RD

RAYM

OND

P SHA

FER

HWY

OLD POND RD

CHES

S ST

MILLER

S RUN RD

HICKMAN ST

PRES

TO-SYGAN RD

WASHIN

GTON PIK

E

OAKRIDGE RD

STATION ST

ABELE RD

THOMS RUN RD

COUL

TER ST

PATTERSON AVE

HICKMAN ST EXD

HALL ST

RAMSEY AVE

CHUR

CHST

LOCU

ST ST

FORBES DR

LURRY ST

SOUTHPOINTE DR

RAYMONDPSHAFER

HWY

I- 79

MILLERS RUN RD

MILLERS RD

MILLERS RD

CHURCH ST

MILLER RUN

CHARTIERS CRK

MILLERS RUN

0 410 820205

Feet £

LEGENDSITE BOUNDARY

SOUTH FAYETTE TOWNSHIP ZONING DISTRICTSB-1 - BUSINESS

C-2 - HIGHWAY COMMERCIAL

CD-1 - CONSERVATION

PED - PLANNED ECONOMIC DEVELOPMENT

R-2 - SUBURBAN RESIDENTIAL

BRIDGEVILLE BOROUGH ZONING DISTRICTSB, BUSINESS

C, CONSERVATION

I, INDUSTRIAL

R-1, SINGLE FAMILY RESIDENTIAL

R-2, MULTIFAMILY RESIDENTIAL

COMMENTS & NOTES:SOURCE: ESRI, DIGITALGLOBE, GEOEYE, EARTHSTAR GEOGRAPHICS,CNES/AIRBUS DS, USDA, USGS, AEX, GETMAPPING, AEROGRID, IGN, IGP,SWISSTOPO, AND THE GIS USER COMMUNITY.

PORTIONS OF THIS FIGURE ARE PRESENTED IN COLOR. THEREFORE BLACK AND



PREPARED FOR:


PROPERTY AND SURROUNDING AREAFORMER MULACH STEEL

100 HICKORY GRADE ROADSOUTH FAYETTE TOWNSHIP


FIGURE 2

AGI PROJECT NO.: 97053-008 Y:\GIS DATA\PROJECTS\1997\97053 - FMR MULACH STEEL PROPERTY\-008 ACT II PROCEEDING\CP-FR\FIGURE 2 (PROPERTY AND SURROUNDING AREA).MXD PREPARED BY: B. SHAW, JUNE 2017

@A

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@A

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&>@A

&>

##

##

####

#### ##

####

##

##

##

##

##

##

##

SB-107

SB-103

SB-105

SB-104

SB-106

SB-102

SB-101

SS-115

SS-114

SS-110

SS-109

SS-108

SS-107

SS-106

SS-105SS-104

SS-103SS-101 SS-102

SS-113SS-116

SS-112

SS-111

MW-104 MW-103

MW-102

MW-101

0 100 20050

Feet £

LEGENDAPPROXIMATE SITE BOUNDARY

SAMPLE LOCATIONS

&> SOIL BORING

## SURFACE SOIL SAMPLE LOCATION

@A MONITORING WELL

COMMENTS & NOTES:.

PORTIONS OF THIS FIGURE ARE PRESENTED IN COLOR. THEREFORE BLACK ANDWHITE COPIES MAY NOT DEPICT ALL INFORMATION AS PRESENTED ON THEORIGINAL DOCUMENT.



PREPARED FOR:


SITE LAYOUT &SITE CHARACTERIZATION SAMPLE LOCATIONS

FORMER MULACH STEEL100 HICKORY GRADE ROADSOUTH FAYETTE TOWNSHIP


FIGURE 3

AGI PROJECT NO.: 97053-008 Y:\GIS DATA\PROJECTS\1997\97053 - FMR MULACH STEEL PROPERTY\-008 ACT II PROCEEDING\CP-FR\FIGURE 3 (SITE LAYOUT & SITE CHARACTERIZATION SAMPLE LOCATIONS).MXD PREPARED BY: B. SHAW, JUNE 2017

BUILD

ING "D

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TORIE

SOF

FICE S

PACE

BUILDING "C"6 STORIES

95-ROOM HOTEL

BUILDING "A"1 STORY

RESTAURANTBUILDING "B"

1 STORYRESTAURANT & RETAIL

MILLERS RD

STATE RTE 50

HICKORY GRADE RD

MILLERS RUN RD

OLD POND RD

STATE RTE 50

0 100 20050

Feet £

LEGENDAPPROXIMATE PROPERTY BOUNDARY

CONCEPTUAL BUILDING FOOTPRINT**

AREA OF IMPACTED SURFACE SOILIMPACT

ARSENIC

PAHs

COMMENTS & NOTES:

STREET NAMES: "TIGER/LINE SHAPEFILE, 2014, ALLEGHENY COUNTY, PA, ALLLINES:, U.S. DEPARTMENT OF COMMERCE, U.S. CENSUS BUREAU, GREOGRAPHYDIVISION, 2012.




AGI PROJECT NO.: 97053-008 Y:\GIS DATA\PROJECTS\1997\97053 - FMR MULACH STEEL PROPERTY\-008 ACT II PROCEEDING\CP-FR\FIGURE 4 (EXTENT OF IDENTIFIED SOIL IMPACT AND CONCEPTUAL PLANNED DEVELOPMENT).MXD PREPARED BY: B. SHAW, JUNE 2017

FIGURE 4EXTENT OF IDENTIFIED SOIL IMPACT ANDCONCEPTUAL PLANNED DEVELOPMENT

FORMER MULACH STEEL PROPERTY100 HICKORY GRADE ROAD

SOUTH FAYETTE TOWNSHIP, ALLEGHENY COUNTYPENNSYLVANIA

PREPARED FOR:


**THIS FIGURE DEPICTS ONE DEVELOPMENT SCENARIO THAT IS BEINGCONSIDERED FOR THE PROPERTY. OTHER DEVELOPMENT SCENARIOSINCLUDE RESIDENTIAL USE.

@A

@A

@A@A

MW-104Analyte Units 1/13/16 7/6/16================================= DTW ft 1.5 1.68 GWEL ft 97.93 97.75 As ug/l <5 <4.8

MW-103Analyte Units 1/13/16 7/6/16================================= DTW ft 11.09 11.55 GWEL ft 87.09 86.63 As ug/l 11.2 14







BUILD

ING "D

"5 S

TORIE

SOF

FICE S

PACE


95-ROOM HOTEL

BUILDING "A"1 STORY



88

9192

89

90938794

95

840850

860

870880

890

900

830

910

920

930

940

950

960

970

980

990

830

830

830

830

830

MILLERS RD

STATE RTE 50

HICKORY GRADE RD

MILLERS RUN RD

OLD POND RD

STATE RTE 50

0 100 20050

Feet £


@A MONITORING WELL

GROUNDWATER ELEVATION CONTOUR(1)

GROUNDWATER FLOW DIRECTION

COMMENTS & NOTES:





AGI PROJECT NO.: 97053-008 Y:\GIS DATA\PROJECTS\1997\97053 - FMR MULACH STEEL PROPERTY\-008 ACT II PROCEEDING\CP-FR\FIGURE 5 (EXTENT OF IDENTIFIED GROUNDWATER IMPACT AND CONCEPTUAL PLANNED DEVELOPMENT).MXD PREPARED BY: B. SHAW, JUNE 2017

FIGURE 5EXTENT OF IDENTIFIED GROUNDWATER IMPACT AND

CONCEPTUAL PLANNED DEVELOPMENTFORMER MULACH STEEL PROPERTY

100 HICKORY GRADE ROADSOUTH FAYETTE TOWNSHIP, ALLEGHENY COUNTY

PENNSYLVANIA

PREPARED FOR:


CONCENTRATIONS DEPICTED IN RED FONT EXCEEDTHE DISSOLVED ARSENIC ACT 2 RESIDENTIAL USEDAQUIFER MSC OF 10 ug/l

(1)CONTOURS PREPARED BASED ON MATHEMATICAL INTERPOLATION USINGGROUNDWATER ELEVATIONS MEASURED IN MONITORING WELLS MW-01 THROUGH MW-04 ON JULY 6, 2016.

MW-103Analyte Units 1/13/16 7/6/16=================================DTW ft 11.09 11.55GWEL ft 87.09 86.63As ug/l 11.2 14

PARAMETERSMEASURED:DTW - DEPTH TO WATERGWEL - GROUNDWATER ELEVATIONAs - DISSOLVED ARSENIC

UNITS:ft - FEETug/l - MICROGRAMS PER LITER

SAMPLESTATION

SAMPLE DATESAMPLE DATE

APPENDIX A

ADMINISTRATIVE NOTIFICATIONS

APPENDIX B

SOIL AND GROUNDWATER MANAGEMENT PLAN

Soil and Groundwater Management Plan

Site Description The subject property is approximately 8.52 acres in size and is located at 100 Hickory Grade Road, South Fayette Township, Allegheny County, Pennsylvania. The layout of the property and the identified areas of soil and groundwater impact are shown on the two figures provided as Attachment A (Extent of Identified Soil Impact and Conceptual Planned Development) and Attachment B (Extent of Identified Groundwater Impact and Conceptual Planned Development). Investigations performed at the property identified soil impacted by arsenic and PAHs and groundwater impacted by dissolved arsenic. The identified impacts are associated with the property’s (and adjoining property’s) historical use for coal-mining related activities with ponds identified on historical topographic maps as “Scotts Ponds” (circa 1930 to 1960s) and the property’s historical use for industrial purposes by Mulach Steel (circa 1967 to 1990s). A number of historical environmental assessment and investigation activities were performed to evaluate the environmental condition of the property relative to its former industrial uses for coal-related operations and structural steel fabrication. Between 1993 and 2016, which included changes to Land Recycling and Environmental Remediation Standards Act (Act 2) statewide health standard (SHS) medium specific concentrations (MSCs) in 2011, iterative soil and groundwater sampling was performed that included biased sampling of previously identified oil and paint stained soil following shutdown of the former Mulach Steel operations, and property-wide soil and groundwater for a wide range of constituents including total petroleum hydrocarbons (TPH), polychlorinated biphenyls (PCBs), target analyte list (TAL) metals, Resource Conservation and Recovery Act (RCRA) metals, Toxicity Characteristic Leaching Procedure (TCLP) metals, PAHs, benzene, toluene, ethylbenzene, and xylenes (BTEX), and target compound list (TCL) volatile organic compounds (VOCs). PAHs and arsenic were the only constituents identified above residential SHS MSCs. The following sections describe the general soil and groundwater management procedures that are required when excavations on the site are performed in an around the identified areas of impact. Excavation-Specific Excavation Management Plans may need to be developed for specific excavation activities.

Health and Safety

Each contractor is responsible for the health and safety of its workers. The workers must be properly trained (e.g., Hazardous Waste Operations and Emergency Response [HAZWOPER] or other applicable training) and have current applicable certifications and medical monitoring as may be required to perform the excavation activities in the identified impacted areas at the site. Each excavation activity must have a Site-Specific Health and Safety Plan (HASP) prepared by the contractor specifically for that activity that specifies site conditions, work activities, potential safety concerns, and measures to be taken to monitor for and protect workers from site hazards. The excavation contractor will be responsible to ensure that its employees perform all activities in accordance with the Site-Specific HASP and this Soil and Groundwater Management Plan. Qualitative action levels and safety measures, such as requiring a minimum of Level D personal protection, avoiding dermal contact with soil or groundwater, avoidance of the creation of visible dust plumes, etc. will be followed, at a minimum, as a means to identify and control worker exposures to site COIs during excavation activities.

Soil Management

For excavations at the site in and around the areas of impact identified on Attachments A and B, site personnel are required to evaluate personnel health and safety, and to facilitate proper segregation and management of soil. During intrusive activities in identified areas of impacted soil exposed soil surfaces should be kept moist by water spray to minimize dust. Soil excavated from the identified impacted areas on the property will be temporarily contained near the excavation for replacement on the site in accordance with Act 2 requirements. Impacted soil that cannot be reused within the identified impacted areas will be characterized for disposal at an approved facility permitted to accept the soil. Soil that is excavated for potential reuse on the site, or that is temporarily stockpiled pending off-property disposal, will be contained in a manner that limits run-on, run-off, and that allows for collection of any leachate (e.g., rain water or groundwater) within the excavated soil. Acceptable methods for temporarily containing soil include lined and covered rolloff boxes or bermed staging locations where soil is placed on and securely covered with plastic. If necessary, advance arrangements would be required for direct loading for off-property treatment and disposal at appropriately permitted facilities, and may require sampling and analyses of soil in advance of excavation activities to facilitate specific facility approval. For soil that cannot be replaced in the excavation area on the site, an appropriate number of samples will be collected from the soil stockpile to analyze for specific constituents based on the quantity of soil stockpiled and in accordance with applicable treatment/disposal facility requirements and Pennsylvania Department of Environmental Protection or other regulatory requirements. The samples will be submitted to a Pennsylvania-registered environmental laboratory for the analyses. The excavation contractor will document the soil excavation activities, field screening results, analytical results, and other related information pertaining to the excavation and final disposition of the soil.

Groundwater Management Excavations that extend deeper than 7 feet below ground surface may encounter groundwater at the property. This could result in potential exposure to dissolved arsenic within the identified area of impact. Although the detected concentrations of arsenic in the area of impact are very low (11.2 to 14 micrograms per liter [ug/l]) versus the drinking water standard of 10 ug/l, do not pose an inhalation concern, and would not be expected to represent a significant dermal contact risk to a construction worker, contractors performing work within the area of impacted groundwater should take measures to avoid accidental ingestion or dermal contact. If groundwater from the identified area of impact is required to be removed from the excavation, then the groundwater should be contained in drums, tanks, or tankers to ensure that it is not discharged to the surface on the property unless subsequent testing demonstrates that the water does not contain regulated concentrations of arsenic. The contractor shall ensure that any water that is removed during excavation activities is properly characterized and disposed in accordance with applicable regulations and requirements. The excavation contractor will document the groundwater removal activities, analytical results, and other related information pertaining to the removal and final disposition of the groundwater.

BUILD

ING "D

"5 S

TORIE

SOF

FICE S

PACE


95-ROOM HOTEL

BUILDING "A"1 STORY



MILLERS RD

STATE RTE 50

HICKORY GRADE RD

MILLERS RUN RD

OLD POND RD

STATE RTE 50

0 100 20050

Feet £


CONCEPTUAL BUILDING FOOTPRINT**

AREA OF IMPACTED SURFACE SOILIMPACT

ARSENIC

PAHs

COMMENTS & NOTES:





AGI PROJECT NO.: 97053-008 Y:\GIS DATA\PROJECTS\1997\97053 - FMR MULACH STEEL PROPERTY\-008 ACT II PROCEEDING\CP-FR\SOIL & GROUNDWATER MANAGEMENT PLAN\ATTACHMENT A (EXTENT OF IDENTIFIED SOIL IMPACT AND CONCEPTUAL PLANNED DEVELOPMENT).MXD PREPARED BY: B. SHAW, JUNE 2017

ATTACHMENT AEXTENT OF IDENTIFIED SOIL IMPACT ANDCONCEPTUAL PLANNED DEVELOPMENT



PREPARED FOR:


**THIS FIGURE DEPICTS ONE DEVELOPMENT SCENARIO THAT IS BEINGCONSIDERED FOR THE PROPERTY. OTHER DEVELOPMENT SCENARIOSINCLUDE RESIDENTIAL USE.

@A

@A

@A@A









BUILD

ING "D

"5 S

TORIE

SOF

FICE S

PACE


95-ROOM HOTEL

BUILDING "A"1 STORY



88

9192

89

90938794

95

840850

860

870880

890

900

830

910

920

930

940

950

960

970

980

990

830

830

830

830

830

MILLERS RD

STATE RTE 50

HICKORY GRADE RD

MILLERS RUN RD

OLD POND RD

STATE RTE 50

0 100 20050

Feet £

LEGENDAPPROXIMATE PROPERTY

@A MONITORING WELL

GROUNDWATER ELEVATION CONTOUR

GROUNDWATER FLOW

ESTIMATED AREAL EXTENT(2) OF ON-SITEGROUNDWATER WITH DISSOLVED ARSENICCONCENTRATIONS GREATER THAN 10 ug/l

COMMENTS & NOTES:





AGI PROJECT NO.: 97053-008 Y:\GIS DATA\PROJECTS\1997\97053 - FMR MULACH STEEL PROPERTY\-008 ACT II PROCEEDING\CP-FR\SOIL & GROUNDWATER MANAGEMENT PLAN\ATTACHMENT B (EXTENT OF IDENTIFIED GROUNDWATER IMPACT AND CONCEPTUAL PLANNED DEVELOPMENT).MXD PREPARED BY: B. SHAW, JUNE 2017

ATTACHMENT BESTIMATED EXTENT OF IDENTIFIED GROUNDWATERIMPACT AND CONCEPTUAL PLANNED DEVELOPMENT



PREPARED FOR:


(1)CONTOURS PREPARED BASED ON MATHEMATICAL INTERPOLATION USINGGROUNDWATER ELEVATIONS MEASURED IN MONITORING WELLS MW-01 THROUGH MW-04 ON JULY 6, 2016.

(2)EXTENT EVALUATED BY MATHEMATICAL INTERPOLATION USING THE LOG OF THE AVERAGE ARSENIC CONCENTRATIONS DETECTED IN THE MONITORING WELLS. FOR CONCENTRATIONS THAT WERE NON-DETECT, 1/2 OF THE LABORATORY REPORTINGLIMIT WAS USED.

CONCENTRATIONS DEPICTED IN RED FONT EXCEEDTHE DISSOLVED ARSENIC ACT 2 RESIDENTIAL USEDAQUIFER MSC OF 10 ug/l

MW-103Analyte Units 1/13/16 7/6/16=================================DTW ft 11.09 11.55GWEL ft 87.09 86.63As ug/l 11.2 14

PARAMETERSMEASURED:DTW - DEPTH TO WATERGWEL - GROUNDWATER ELEVATIONAs - DISSOLVED ARSENIC

UNITS:ft - FEETug/l - MICROGRAMS PER LITER

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SAMPLE DATESAMPLE DATE

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EXHIBIT 'E'

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