Zion Ave BPA-OCR

Contract is contingent on property being accepted into NC Brownfield program. If accepted,
closing will be September 15, 2014.
J. Describe all activities that have taken place on the property since PD or PD's parents,
subsidiaries and/or other affiliates, and/or lessees or sublessees of PD, took ownership of or
operated at the property (e.g., industrial, manufacturing or commercial activities, etc.).
(Include a list of all regulated substances as defined at NCGS § 130A-310.31(b)(11) that have
been used, stored on, or otherwise present at the property while those activities were
conducted, and explain how they were used.)
N/A
II. SITE INFORMATION
A. Information regarding the proposed brownfields property:
Proposed project name Zion Avenue Project
acreage 1. 792 street address( es) 20042, 20036 and 20030 Zion Avenue
city Cornelius County Mecklenburg zip 28031
tax ID(s) or PIN(s) 00751105, 00751106 and 00751107
past use(s) Clearners
current use(s) Cleaners and Crossfit Gym
cause(s)/source(s) of contamination:
known
suspected Present and/or former dry cleaner
B. Regulatory Agency Involvement: List the site names and all identifying numbers (ID No.)
previously or currently assigned by any federal, state or local environmental regulatory
agencies for the property. The ID No's may include CERCLIS numbers, RCRA generator
numbers for past and present operations, UST database, Division of Water Quality's incident
management database, and/or Inactive Hazardous Sites Branch inventory numbers. (In
many instances, the PD will need to actively seek out this information by reading
environmental site assessment reports, reviewing government files, contacting government
officials, and through the use of government databases, many of which may be available over
the internet.)
9
Agency Name/ID No:
Agency Name/ID No:
Agency Name/ID No:
Agency Name/ID No:
Agency Name/ID No:
C. In what way(s) is the property abandoned. idled. or underused?
The property is partially idle and underused. The presence of older structures prevents the
property from being put to its highest and best use. The property is located in an area that is
experiencing redevelopment. This parcel is an excellent candidate for redevelopment
consistent with the mix of commercial, retail and residential taking place in the area.
D. In what way(s) is the actual or possible contamination at the property a hindrance to
development or redevelopment of the property (attach anv supporting documentation such as
letters from lending institutions)?
Prospective purchasers and lenders are not interested in purchasing this property due to the
inherent uncertainties associated with the property's environmental concerns. Inclusion in the
Brownfields program will eliminate the uncertainties.
E. In what way(s) is the redevelopment of the property difficult or impossible without a
brownfields agreement (attach any supporting documentation such as letters form lending
institutions)?
Without lender financing or a purchaser, redevelopment of the property will not be possible.
F. What are the planned use(s) of the redeveloped brownfields property to which the PD will
commit? Be as specific as specific as possible.
The PD plans on redeveloping the property to include new commercial and retail buildings
that fully utilitize the property.
G. Current tax value of brownfields property: $846,000
H. Estimated capital investment in redevelopment project: $6.8 million dollars
I. List and describe the public benefits that will result from the property's redevelopment. Be as
specific as possible. (Examples of public benefits for brownfields projects include job creaticm,
tax base increases, revitalization of blighted areas, preserved green space, preserved historic
places, improving disadvantaged neighborhood quality-of-life related retail shopping
opportunities, affordable housing, environmental cleanup activities or set asides that have
community or environmental benefits. In gauging public benefit, NCBP places great value
upon letters of support from community groups and local government that describe
anticipated improvements in quality of life for neighboring communities that the project will
bring about. The inclusion of such support letters with this application is recommended and
encouraged.)
10
The planned redevelopment of this land will offer public benefit that includes job creation,
increased tax base and further revitializtion of the area. Jobs will be created first through the
need for construction labor during the construction phase and secondly through permanent jobs
for the the business owners and their employees who own and work in the commercial and retail
businesses that will occupy the property. The planned development will substantially increase
the value of the property and provide additional tax revenue for controlling muncipality. The
enclosed letters supporting the planned development where provided by Lake Norman Regional
Economic Development and the Town of Cornelius.
Special Note: Please describe all environment-friendly technologies and designs PD plans
to utilize in its redevelopment strategy. For example, environment friendly redevelopment
plans could include: Leadership in Energy and Environmental Design (LEED) Certification,
green building materials; green landscaping techniques such as using drought resistant
plants; energy efficient designs, materials, appliances, machinery, etc.; renewable sources of
energy, and/or recycling/reuse of old building materials such as brick or wood.
Although the project is still in preliminary design, when possible, the PD will encourage LEED
certification, green building materials and landscaping as well as renewable energy sources.
J. Who will own the brownfields property when the Notice of Brownfields Property is filed with
the register of deeds at the conclusion of the brownfields process? (If information is the
same as 1.A. above, please indicate.)
Name
Mailing Address
E-Mail Address
Phone No.
Fax No.
The same as 1.A above.
Ill. OTHER REQUIRED INFORMATION
A. Brownfields Affidavit: PD must provide its certification, in the form of a signed and
notarized original of the unmodified model brownfields affidavit provided by NCBP, that it
did not cause or contribute to contamination at the property and that it meets all other
statutory eligibility requirements. (Note: The form to use for this affidavit is attached to this
application. It must be filled out signed notarized, and submitted with this application.)
Is the required affidavit. as described above. included with this application?
Answer Yes
B. Proposed Brownfields Agreement Form: PD must provide the completed form Proposed
Brownfields Agreement. (Note: The form to use for this document is attached to this
application. It must be filled out, initialed, and attached on your submittal.)
11
Is the required Proposed Brownfields Agreement . as described above. included with this
application?
Answer Yes
C. Location Map: PD must provide a copy of the relevant portion of the 1 :24,000 scale
U.S.G.S. topographic quadrangle map that shows the property clearly plotted, and that
measures at least an 8 ~ by 11 inches. (Note: these maps can be purchased through the
above link, or often through retail outdoor recreation stores that can print out the relevant
map. Often environmental reports have location maps that use this type of map as the base
for its location map.)
Is the required location map included with this application?
Answer Yes
D. Survey Plat: PD must provide a preliminary survey plat of the brownfields property with the
property boundaries clearly identified, and a metes and bounds legal description that
matches the property description on the plat. At this stage of the brownfields process; one
or more existing survey plats from a previous property conveyance will suffice. (Before the
brownfields project enters the public comment phase of the brownfields process, the PD will
be required to submit a final brownfields survey plat which includes the information listed in
the brownfields survev plat guidance.)
Is the required preliminarv survey plat included with this application?
Answer Yes
E. Site Photographs: PD must provide at least one pre-redevelopment photograph of the
property, in either hard copy or electronic format that shows existing facilities and
structures. Please note that the NCBP prefers to have electronic photos instead of or
in addition to hard copies. Electronic copies of photographs should be emailed to:
[e-mail] with a clear indication as to which Brownfields
Application they apply to.
Are photographs of the property included with this application?
Answer Yes
Have electronic copies of the photographs been emailed to NCBP?
Answer Yes
F. Environmental Reports/Data: If it makes an affirmative eligibility determination, the NCBP
will request that PD provide any and all existing environmental reports and data for the
property on CD only. The brownfields process may be expedited if PD submits such
reports/data with this application.
Are any environmental reports/data being submitted with this application?
Answer Yes
12
If environmental reports/data are being submitted with this application. please provide the title.
date and author of each item being submitted:
Environmental Sampling -Zion Avenue, May 23, 2014, Geoscience Group, Inc.
IV. ADDITIONAL REQUIRED FORMS
The following forms are to be filled out and submitted with the application including the
Responsibility and Compliance Affidavit and the Proposed Brownfields Agreement.
Submittal of the Affidavit requires signature and notarization, and the Proposed
Brownfields Application requires an initial.
13
Preliminary Proposed Brownfields Agreement
I. Property Facts
a. Property Address( es): 20042, 20036, 20030 Zion Avenue, Cornelius, NC
b. Property Seller: Michael W. Rogers and Reba Lowe; P.O. Box 579, Cornelius, North
Carolina 28031; [phone]
c. Property Buyer: Renaissance Square, LLC
d. Brief Property Usage History: The property has been used as a dry cleaner and retail uses.
e. The planned reuse will potentially involve the following use classification(s) (check all that
apply):
D School/childcare/senior care
D
~
D
~
D
D
D
D
D
Residential
Commercial, retail (specify)
Other commercial (specify)
Office
Light industrial
Heavy industrial
Recreational
Open space
Other (specify)
II. Contaminant Information
a. The contaminant situation at the property is best described by the following (check all that
apply):
~ Contaminants are from an on-property source(s)
D Contaminants are from an off-property source(s)
~ Contaminants are from an unknown source(s)
D Contaminants have not yet been documented on the property
15
final brownfields agreement generated by the NCBP, land use restrictions will ultimately
come with the continuing obligation to submit an annual certification that the Land Use
Restrictions are being complied with and are recorded at the applicable register of deeds
office.)
IV. Fees
In connection with a brownfields agreement, the Act requires that the developer pay fees to
offset the cost to the Department of Environment and Natural Resources and the Department of
Justice. In satisfaction of the Act, the following fees apply to any brownfields agreement that is
developed for this project, subject to negotiation of the brownfields agreement:
a. A $2,000 initial fee will be due from the applicant PD when both of the following occur:
1) NCBP receives this application and proposed brownfields agreement, AND
2) NCBP notifies the applicant in writing that the applicant PD and the project are eligible for
participation in the NCBP and continued negotiation of a brownfields agreement.
b. A second fee of $6,000 will be due from the PD prior to execution of the brownfields
agreement. Should the prospective developer choose to negotiate changes to the agreement
that necessitate evaluation by the Department of Justice, additional fees shall apply.
c. Any addendum/modifications to the BF A or NBP after they are in effect will result in an
additional fee of at least $1,000.
d. In the unexpected event that the environmental conditions at the property are unusually
complex, such that NCBP's costs will clearly exceed the above amounts, NCBP and PD will
negotiate additional fees.
rgj 5. ~ Please check this box and initial in space provided to indicate your
acknowledgement of the above fee structure.
Date of Submittal:
17
LAKE NORMAN REGION
N 0 R T H CAROLINA
May 19, 2014
The Lake Norman Regional Economic Development Corporation expresses its support for the proposed
Brumm Davis Properties/Renaissance Square LLC project in downtown Cornelius. This project would
redevelop the New Methods Laundry and Dry Cleaners property.
The Lake Norman Region benefits from a mix of residential and non-residential developments. This
development will provide increased tax base and job opportunities for local residents.
The Lake Norman Regional Economic Development Corporation recommends this project for inclusion in
the Brownfields Program.
Thank you in advance for your consideration of this project.
Respectfully, ~~
Ryan McDaniels,
Executive Director, Lake Norman Regional Economic Development
--··~····----···---