REQUEST for PROPOSALS for PURCHASE: FORMER STAR CITY CINEMAS PARCEL Proposals Must Be Received No Later Than WEDNESDAY, JUNE 12, 2019 @ 10:00 A.M

REQUEST FOR PROPOSALS FOR PURCHASE: FORMER STAR CITY CINEMAS PARCEL Proposals must be received no later than WEDNESDAY, JUNE 12, 2019 @ 10:00 A.M.

April 16, 2019 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 ______

2 | Page 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 • Exhibit G: Reciprocal Parking Easement Agreement – Star City Site • Exhibit H: Restrictive Covenant Agreement – Star City Site • Exhibit I: Signed Park and Ride Agreement • Exhibit J: Site Drive Agreement • Exhibit K: Fourth Economy Market Analysis – Nov. 15, 2018 • Exhibit L: Recorded Environmental Covenant

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 UPMC Children’s South building, which opened in 2014. 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.: John M. Barrett, Township Manager 515 Millers Run Road Morgan, PA 15064 (412) 221-8700 (Phone) (412) 221-7798 (Fax) [email protected]

3 | Page 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:

• 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 any 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 Wednesday, June 12, 2019, 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 (see https://ecode360.com/11616084). • Location is immediately across from Newbury Market, a major commercial plan that is under development and presently includes Topgolf, Carvana and a commercial shopping center named the Gateway Shops. • Property enjoys direct access to Route 50 (see new entrance and layout, including new traffic signal). The entrance road is private, and the signal is public. • Property has access and visibility from Interstate 79 north and south, as well as access via I-79 and Route 50 to the Pennsylvania Turnpike Commission’s Southern Beltway, a highway expected to open in 2021. • An adaptive traffic light system has been installed on Route 50 and Washington Pike, including lights immediately adjacent to the Property. 4 | Page • Additional road improvements planned in the area include widening the Chartiers Creek Bridge on Washington Pike, between the Township and neighboring Bridgeville Borough. The project, headed by the Pennsylvania Department of Transportation, includes public and private funding, including funding from the Township. • 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 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 (see www.southfayettepa.com/188/Ordinances-Resolutions). • 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 and https://www.ecode360.com/11615021. • 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. The constructed spaces are in use. • 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 5 | Page 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 Pennsylvania Sunshine Act and Right to Know Law Act 3 of 2008. 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 and/or the Right to Know Law 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.

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 Wednesday, June 12, 2019, 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: John M. Barrett, Township Manager, South Fayette Township, 515 Millers Run Road, Morgan, PA 15064, phone 412-221-8700, fax 412-221- 7798, email [email protected], by Thursday, May 16, 2019, at 10 a.m. 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 June 12, 2019.

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

6 | Page 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 April 15, 2019 Deadline-Submitted Questions May 16, 2019 @ 10:00 a.m. Deadline-Submittal of Proposals June 12, 2019 @ 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 June 12, 2019. 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 may consider making an award for the sale of the Property at its meeting on June 12, 2019, at 7:00 p.m.

The successful purchaser will be required, upon acceptance of the bid, to deposit the sum of $50,000.00 with the Township as an earnest money deposit and shall be required to enter into an Agreement of Sale with the Township. The Agreement of Sale will require a closing on or before January 1, 2020. The due diligence period will be 90 days after execution of the Agreement of Sale, with one optional 30-day extension with $10,000 as an additional earnest money deposit. The Agreement of Sale will require that the successful bidder enter into a developer’s agreement with the Township at the time of land development approval, consistent with the project proposal as submitted with the bid.

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 the amount of time designated by the Township.

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

7 | Page 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 attend 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 iii. List of prior and current projects

3. Acknowledgments of Requirements Associated with Purchase a. Written acknowledgment by Applicant that the successful bidder, upon purchase, shall be required to donate the Right-of-Way to the Township as outlined in Exhibit E b. Written acknowledgment that the Agreement of Sale will require the condition that the property is to remain taxable with relation to real estate taxes, and a covenant shall be placed in the deed upon transfer of the property indicating the same. 4. 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.

8 | Page Include a list of prospective tenants and their type of operation/business. f. Any additional documentation that would assist in further understanding the proposal.

5. Purchase Price a. Minimum purchase price is $3 million ($3,000,000). b. Provide dollar amount for proposed purchase. c. Demonstrate ability to provide equity and obtain construction and permanent financing. d. Provide preliminary development pro forma showing total development costs and proposed sources and uses of funds for the project.

6. 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.

9 | Page Bid Sheet 2019 Star City RFP www.SouthFayettePA.com

Sale bid of the entire 8.5-acre site:

Purchase Price = $ ______

(Grand Total)

______

Signature of Bidder’s Authorized Representative

10 | Page 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 G Reciprocal Parking Easement Agreement – Star City Site

Exhibit H Restrictive Covenant Agreement – Star City Site

Exhibit I Signed Park and Ride Agreement

Exhibit J Site Drive Agreement

Exhibit K Fourth Economy Market Analysis – Nov. 15, 2018

Exhibit L Recorded Environmental Covenant •

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Exhibit A EXHIBITA • PHOTO 1 • SITE FROM Hil.,LBEHmD PROPERTY

UPMC Children'sSouth Gate,ll'

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- " ···• - -...... _____ ·-...:..._ . --••-·-····· ...... ,...... , '' " '" .,,...... , . --··· .. / NOTES: 1) The purpose of this, plan Is to realign the dividing lines EXHIBIT B between:II Lot II 1 -County Parcel ID Na. 256-R-3 and 1 / lot 3R - County Porcel ID No.. 256-R-5. bath being / recorded In the former "Revfsed South Fa!)'ette Civic Center / Pion of Lots", Plan Book Volume 270. page 147. 2) The meridian for this plan Is based upon the said "Revised // South Fayette Civic Center Plan af Lots". / 3) The Subject property· is, Zoned 'C-2', Hlcj,way Commercial / District. 4) II // The existing building, located on the new Lot 1-R, Is to, I remain as shewn. 5) The dedicated 20# foot wide sanitary· sewer easement,, as located an Lot 3R af the "Revised South Fayette Civic // 1 / Center Pion cf Lots", Is not h Its true locotlan. The easement Is to remain In, effect and realigned to, the existing sanitary line as found. A prlva1te 20 foot wide sanitary sewer easement Is # extended, on the existing# sanitary line, in the new Lot // I 3R-1, far use by Lat 1-R, this; easement Is far the use and maintenance of the existing line. Any additional lines, usage, enlargement of the existing line, relocation or abandonment will be agreed upon between the two lots. 6) / # # / ,, The easement for Ingress., egress and regress for the former Lot 1, loca1ted throogh the former Lot 3R', cf the "Revised South Fayette Civic Center Plan cf Lo-ts" Is to be vacated by this recording. # # // 7) / Access to lo-t 3R-1 Is to be from the new Lot 1-R by a recorded agreement for location, use# and maintenance, between the twa lats. The existing Lot 2R, as shewn an this plan, may need Involved In this agreement. 8) // I The existing utllltles of overhead and underground lines are / shown- In the former "Revfsed South Fa!)'ette Civic Center Pion of Lo,ts". The storm utllltles ore to be modified from / that of the plan and placed as agreed upon by the those I/ to Grade Involved. / 9) ,-, l)lt6-P-14 ( 10} The dedlcotlan cf all streets and other property Identified for dedication, not shown on this pion, from the existing / deeds of record have been performed In previous subdlvislans of recard.

11) The centerline of the 50 foot wld'e Columbla Gas Un,e I Easement was located In the field on June 14, 2012 and conforms to the sold pion of' lots. II I 112), Lot 2R of the "Revised South Foyette, Civic Center Plan of lots" Is not a part of this recording.

40' REAR BUILDI N"G LINE 13)i See the signature sheet for the remaining property location SOU1H F°AYET'lt: TOWNSHIP D.S. V. 13998,N/F PG. 345 by deed. .l.lLY JO, 2009 "' z :::: ::J ... 01 "' o. :14), A Pennsylvonla One Call must be made before, any work. Is I -� started In this pion of lots. CD • •- ;15), All starmwater management measures located on, Lat 3R-1 LOT 1-R liO'UIED � z: are, to remain private. Malntenance/repair, of said system SfMIMY ).1- - -- 371,127.9 SQ. FT. OR 8.51992 ACRES --'� "=' --- -+------Is the respanslblllty cf the awner of Lot. 3R-1. AREA _, --=== ---+ ,�: . � 40' REAR BUILillNG LINE � lg: ; I G.,_ 16) The 20' "private" waterl'lne easement Is far the purpose of malnta,fnlng/repalrlng the service, line to Lot 3R-1. • Maintenance/repair of said llne Is the responslbHlty of the 40' REAR BUILDING LINE ?� "' ' ' owner of lot 3R-1. • ' --.. : , �, ::i: .. �...... , I 1 • : 1: ' ...... z . C:::::: Al,..<.. __205 28 OISIIWG • , '------t---_..,.---""'.�- > -- ..,--- I?'\' ". OISll!IG . · � 15 : LOT 3R-1 " N 59'02'06•-•ER LOT" LINEW '- '...._, .._�� ...... �� ,,_ )i,_: 7>-LOT•f. . . . �i ..= : . O,S-11!/G �� ...... •b � _J"' : ...... 1 ANO 3' '- ��:,..��-...... •• • • • • • • • • • : i : I ""-'.'"U'TU'T.. '...... o_ ....., ��<..... � I ..... "'f'9�, �' • : _N_ ! •-='=:.:.....-- --9 ,;...��"'-=- _ -..i.--- : I 59'10'34" W - 40• REAR BUILDING LINE '-'> ��' .---: -- <;,. � -.,,,:;, \-...__/

SOJ1H FAYETTE lOVINSHIP , D.B.V. 1 J898.N/F PG. 345 ' �f'/ -��< • l,��,i \:. .U. Y JO. 2009 ,=- : 1 20'' � I • \ � ! : I..-- I l3 SOUlH FA'tETT[ TO�SHIP I : . il:i�� : D.S. V. 1-4187.N/F PG. 546 I � : : JANUARY 15. 2010 • z �lt,.;;; : ,..,.,�---LINE _J I 20• SIDE BUILDING "' LDT 3R-1 LOT 2R .... q_ 114,940.8 SQ. FT. OR 2.63868 ACRES I � : : ij\�;;\ � � AREA i / lg6-S-4 • I §L� I . • I 114,940.8 sq. ft. 2.63868 Acres I I J� II :·: - ---·- ��-� - IAREA OF LOT 3R-1 I .::...---._ / §/�., : - :! ------/ r I ' � �-t1&9....45'�� -- - - TOTAL AREA OF PLAN 486,068.7 SqJ. ft. 11.15860 Acres I I cc-::--:-::-;;: _, """""'°""""Y • VETAl 5' F O T B-U--ILD-c-lNG LINE- / •nr,,• � I I 2 R N I/ : o,sQN-, : � ., IIWJVPIN= JIFf'AL • SU l / _,, I I 1 ��'!!� -::::.=- - D.B.V. ••••• PG. 578 .....,- � """"' "l AUGUS:r· 17; 1971 __ ,.__1QM$.2.1' ti • __ AREA ACOOIRED BY EIIR

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Pi<'llscrefer to the enclo:s

l l11ank you for ynur cooperalian 1u working w th tht" OF.P iu lhe rc-media1ion of this site, If you have any quetitlon!\or nct:d further lntormutiun ,cgntdlngtlii:. fflllllcr. p lcusc oorttMlfotm K�mlc,. the EC&B Project Monngct at �12 A42-5237.

Any person •ijgric\>edb y this nc,ion mny nppcttl, plJJ'

1f you wimt 10 c:halknicthis 1tction, yuw appeal roust n:a.cb lheBowd wilhin 30 d..,ys, You Ull not needn htwycr 10 file ,ut uppcal whh the Board fmponan1 legal righls-arc at itake, ho w.:,'CI', s1, yoush()uld -sbO\\ thb doc.umeo110" lawy� .ui oo� II'i·ou cannotnllord a lawyer, you may qualify for freepro bot>o rep,...,11tation, (�1II 1h� Soti'CUU')'10 the lloru-d(717. 787.3483) for moreinforrnotion.

Kevin Rallonm 6uv1 ronn1ent0I ProgramMunagCr Environmental Cl!a!n"p & BrnlY�6•1d.;Program

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Other Pro�r,m Requ;,em•nt<

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June 28, 2017

VIAUPS GROUND-TrackingNo. 1Z16814E0365641657

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2610-FM-BECB0023 Rev. 6/2016 COMMONWEALTH OF PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION BUREAU OF ENVIRONMENTAL CLEANUP AND BROWNFIELDS LAND RECYCLING PROGRAM

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.

- 1 - 2610-FM-BECB0023 Rev. 6/2016

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 Mailing Address (street, city, state, zip) 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: Mailing Address (street, city, state, zip)

- 2 -

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

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).

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.

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

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.

(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.

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.

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.

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.

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.

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.

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.

 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.

 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.

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

List of contaminants Soils Mass Contaminant Mass Contaminant Treated or Managed on Chemical Name CAS Number Removed (lbs.) 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 Mass Contaminant Mass Contaminant Treated or Managed on Chemical Name CAS Number Removed (lbs.) 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:

 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.

 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.

Cleanup cost ($): TBD Jobs created/saved: 100+

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.

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.

 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 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 Client Type* LP (e.g., owner, remediator, participant in cleanup, consultant, etc.)

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 Client Type* Municipality (e.g. owner, remediator, participant in cleanup, consultant, etc.)

Phone Number 412-221-8700 Email Address [email protected]

Company Name South Fayette Township EIN or Federal ID #

Street Address 515 MILLERS RUN RD.

City MORGAN State PA Zip Code 15064-9726

Consultant Contact Person/Title Mr. David W. Parsonage, CHMM / VP eFACTS Client ID* 172848 Relationship to Site Employee of Consultant Client Type* Pennsylvania Corporation (e.g. owner, remediator, participant in cleanup, consultant, etc.) Phone Number 724-733-7000 Email Address [email protected] 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.

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

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

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

Act 2(2) Statewide Health Standard MSCs(3) Sample station, date sampled, field sample ID, and depth sampled in feet below ground surface

Reporting Nonresidential Residential MW-101 MW-102 MW-103 MW-104 SB-101 SB-102 SB-103 SB-104 SB-105 SB-106 SB-107 Constituent(1) Units Soil to Direct Contact Soil to 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 Direct Contact Groundwater(4) (0 - 15 feet) Groundwater(4) 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 (0-2 ft) MSCs MSCs MSC MSCs 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 2 Subsurface Soil Sample Analytical Results Summary, Phase II Investigation Activities Former Star City Cinema Property 100 Hickory Grade Road South Fayette Township, Allegheny County Pennsylvania

Act 2(2) Statewide Health Standard MSCs(3) Sample station, date sampled, field sample ID, and depth sampled in feet below ground surface

Reporting 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 Constituent(1) Units Soil to Soil to 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 Direct Contact Direct Contact (0 Groundwater(4) Groundwater(4) 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 (2-15 ft) MSCs - 15 feet) MSC MSCs MSCs 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 Polynuclear Aromatic Hydrocarbons 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) 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 3 ISC Surface Soil Sample Analytical Results Summary, Site Characterization Activities Former Star City Cinema Property 100 Hickory Grade Road South Fayette Township, Allegheny County Pennsylvania

Act 2(2) Statewide Health Standard MSCs(3) Sample station, date sampled, field sample ID, and depth sampled in feet below ground surface

Reporting 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 Constituent(1) Units Soil to Direct Contact Soil to 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 Direct Contact Groundwater(4) (0 - 15 feet) Groundwater(4) 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 (0-2 ft) MSCs MSCs MSC MSCs 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 Polynuclear Aromatic Hydrocarbons 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) 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 4 Groundwater Elevation & Sample Analytical Results Summary, Phase II Investigation and Initial Site Characterization Activities Phase II Environmental Site Assessment Former Star City Cinema Property 100 Hickory Grade Road South Fayette Township, Allegheny County Pennsylvania

Act 2(2) Statewide Health Standard MSCs(3) Sample station, field sample ID, and date sampled Reporting Constituent(1) MW-101 MW-101 MW-102 MW-102 MW-103 MW-103 MW-104 MW-104 Units Nonresidential Used Aquifer Residential Used Aquifer MSC MSC (TDS <=2500 mg/l) (TDS <=2500 mg/l) MSC 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) 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. 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.

FIGURES

PROPERTY Y:\GIS DATA\PROJECTS\1997\97053 - FMR MULACH DATA\PROJECTS\1997\97053 STEEL PROPERTY\-008 Y:\GIS ACTPROCEEDING\CP-FR\FIGURE II (PROPERTY 1 LOCATION).MXD

FIGURE 1 QUADRANGLE LOCATION PROPERTY LOCATION FORMER MULACH STEEL PROPERTY 100 HICKORY GRADE ROAD SOUTH FAYETTE TOWNSHIP ALLEGHENY COUNTY, PENNSYLVANIA

PREPARED FOR: 0 1,000 2,000 4,000 SOUTH FAYETTE HOTEL ASSOCIATES, LP CANONSBURG, PENNSYLVANIA Feet £ SOURCE: UNITED STATES GEOLOGICAL SURVEY, ET. AL. QUADRANGLE 3925 REED BOULEVARD, SUITE 400 LOCATION REFERENCES THE BRIDGEVILLE AND CANONSBURG, MURRYSVILLE, PA 15668 PENNSYLVANIA USGS 7.5-MINUTE QUADRANGLES. COPYRIGHT:© 2013 724-733-7000 NATIONAL GEOGRAPHIC SOCIETY, I-CUBED. www.amergeo.com PREPARED BY: B. SHAW, JUNE 2017 SHAW, B. BY: PREPARED AGI PROJECT NO.: 97053-008 COPYRIGHT: © 2017 AMERICAN GEOSCIENCES, INC. FIGURE 2 CD-1 CD-1 R-1 PROPERTY AND SURROUNDING AREA FORMER MULACH STEEL RD N 100 HICKORY GRADE ROAD RU MS SOUTH FAYETTE TOWNSHIP HO T ALLEGHENY COUNTY, PENNSYLVANIA MILLER RUN D C E R OAKRIDG PATTERSON AVE PREPARED FOR: SOUTH FAYETTE HOTEL ASSOCIATES, LP D PED CANONSBURG, PENNSYLVANIA R N RAMSEY AVE A SHAFERRAYMOND P HWY R-1 G Y LEGEND -S I O T S SITE BOUNDARY E H R I P C K SOUTH FAYETTE TOWNSHIP ZONING DISTRICTS M STATION ST A T B-1 - BUSINESS N S CHARTIERS CRK S R T E C-2 - HIGHWAY COMMERCIAL E T X L D U LURRY ST O CD-1 - CONSERVATION C D H PED - PLANNED ECONOMIC DEVELOPMENT R M AL N IL L S U LE T R RS R-2 - SUBURBAN RESIDENTIAL S R R UN E R L D SOUTH FAYETTE CHURCHTOWNSHIP ST R-2 BRIDGEVILLE BOROUGH ZONING DISTRICTS IL M FORBES DR STATE RTE 50 BRIDGEVILLE BOROUGH HICKMAN ST B, BUSINESS

C, CONSERVATION

LOCUST ST CHESS ST I, INDUSTRIAL RY GRADE I- 79 O R K D R-1, SINGLE FAMILY RESIDENTIAL IC H MILLERS RD C B R-2, MULTIFAMILY RESIDENTIAL T S

H C-2 C R U H

C SOUTHPOINTE DR MILLERS RD E IK P N O T G N I MILLERS RD H S A MILLERS RUN W

R-2 R-2

0 205 410 820

I- 79

R Feet

A Y £ COMMENTS & NOTES: M

N SOURCE: ESRI, DIGITALGLOBE, GEOEYE, EARTHSTAR GEOGRAPHICS, D CNES/AIRBUS DS, USDA, USGS, AEX, GETMAPPING, AEROGRID, IGN, IGP,

B-1 P SWISSTOPO, AND THE GIS USER COMMUNITY. A S B H EL PORTIONS OF THIS FIGURE ARE PRESENTED IN COLOR. THEREFORE BLACK AND E A

R F

D E

R O CD-1 L H D PO ND W RD 3925 REED BOULEVARD, SUITE 400 Y MURRYSVILLE, PA 15668 724-733-7000 www.amergeo.com

AGI PROJECT NO.: 97053-008 PREPARED BY: B. SHAW, JUNE 2017 Y:\GIS DATA\PROJECTS\1997\97053 - FMR MULACH STEEL PROPERTY\-008 ACT II PROCEEDING\CP-FR\FIGURE 2 (PROPERTY AND SURROUNDING AREA).MXD FIGURE 3 SITE LAYOUT & SITE CHARACTERIZATION SAMPLE LOCATIONS FORMER MULACH STEEL 100 HICKORY GRADE ROAD SOUTH FAYETTE TOWNSHIP ALLEGHENY COUNTY, PENNSYLVANIA

PREPARED FOR: SOUTH FAYETTE HOTEL ASSOCIATES, LP CANONSBURG, PENNSYLVANIA

LEGEND

APPROXIMATE SITE BOUNDARY

SAMPLE LOCATIONS

& > SOIL BORING # SURFACE SOIL SAMPLE LOCATION @ MONITORING WELL & > A SB-103 & > SB-104 # # # SS-103 SS-101 A@ SS-102 A@ & > MW-104 SB-105 MW-103 # # # SS-105

& > # # SS-104 SB-107 SS-113 #

SS-116 & > SS-106 # SB-102 SS-114 # & > # SB-106 A@ SS-112 # SS-107 SS-115 MW-102

A@ # MW-101 SS-108 # # # SS-109 SS-111 & > # SB-101 SS-110

0 50 100 200 Feet £ COMMENTS & NOTES:

PORTIONS OF THIS FIGURE ARE PRESENTED IN COLOR. THEREFORE BLACK AND WHITE COPIES MAY NOT DEPICT ALL INFORMATION AS PRESENTED ON THE ORIGINAL DOCUMENT.

3925 REED BOULEVARD, SUITE 400 MURRYSVILLE, PA 15668 724-733-7000 www.amergeo.com

AGI PROJECT NO.: 97053-008 PREPARED BY: B. SHAW, JUNE 2017 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 FIGURE 4 EXTENT OF IDENTIFIED SOIL IMPACT AND CONCEPTUAL PLANNED DEVELOPMENT FORMER MULACH STEEL PROPERTY 100 HICKORY GRADE ROAD SOUTH FAYETTE TOWNSHIP, ALLEGHENY COUNTY PENNSYLVANIA

PREPARED FOR: SOUTH FAYETTE HOTEL ASSOCIATES, LP CANONSBURG, PENNSYLVANIA STATE RTE 50 LEGEND APPROXIMATE PROPERTY BOUNDARY MILLERS RUN RD CONCEPTUAL BUILDING FOOTPRINT**

MILLERS RD AREA OF IMPACTED SURFACE SOIL IMPACT ARSENIC STATE RTE 50 PAHs

**THIS FIGURE DEPICTS ONE DEVELOPMENT SCENARIO THAT IS BEING CONSIDERED FOR THE PROPERTY. OTHER DEVELOPMENT SCENARIOS INCLUDE RESIDENTIAL USE.

BUILDING5 STORIES "D"

OFFICE SPACE

BUILDING "A"

RESTAURANT1 STORY

0 50 100 200 BUILDING "B" 1 STORY RESTAURANT & RETAIL Feet £

BUILDING "C" 95-ROOM6 STORIES HOTEL COMMENTS & NOTES:

STREET NAMES: "TIGER/LINE SHAPEFILE, 2014, ALLEGHENY COUNTY, PA, ALL LINES:, U.S. DEPARTMENT OF COMMERCE, U.S. CENSUS BUREAU, GREOGRAPHY DIVISION, 2012.

OLD POND RD PORTIONS OF THIS FIGURE ARE PRESENTED IN COLOR. THEREFORE BLACK AND WHITE COPIES MAY NOT DEPICT ALL INFORMATION AS PRESENTED ON THE ORIGINAL DOCUMENT.

HICKORY GRADE RD 3925 REED BOULEVARD, SUITE 400 MURRYSVILLE, PA 15668 724-733-7000 www.amergeo.com

AGI PROJECT NO.: 97053-008 PREPARED BY: B. SHAW, JUNE 2017 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 FIGURE 5 EXTENT OF IDENTIFIED GROUNDWATER IMPACT AND CONCEPTUAL PLANNED DEVELOPMENT FORMER MULACH STEEL PROPERTY 100 HICKORY GRADE ROAD 860 830 SOUTH FAYETTE TOWNSHIP, ALLEGHENY COUNTY PENNSYLVANIA

PREPARED FOR: STATE RTE 50 SOUTH FAYETTE HOTEL ASSOCIATES, LP STATE RTE 50 CANONSBURG, PENNSYLVANIA

LEGEND

MILLERS RDMILLERS RUN RD APPROXIMATE PROPERTY BOUNDARY 830 A@ MONITORING WELL

890 GROUNDWATER ELEVATION CONTOUR(1)

900 GROUNDWATER FLOW DIRECTION

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

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

MW-104 UNITS: Analyte Units 1/13/16 7/6/16 920 ft - FEET ======A@ DTW ft 1.5 1.68 A@ PARAMETERS ug/l - MICROGRAMS PER LITER GWEL ft 97.93 97.75 MEASURED: As ug/l <5 <4.8 DTW - DEPTH TO WATER GWEL - GROUNDWATER ELEVATION BUILDING5 STORIES "D" 95 As - DISSOLVED ARSENIC OFFICE SPACE 94 880 87 CONCENTRATIONS DEPICTED IN RED FONT EXCEED

840 93 THE DISSOLVED ARSENIC ACT 2 RESIDENTIAL USED 90 AQUIFER MSC OF 10 ug/l 870 92 910 91 850 BUILDING "A"

830 RESTAURANT1 STORY 88 89 A@ 0 50 100 200 BUILDING "B" 1 STORY Feet RESTAURANT & RETAIL £ A@

830

BUILDING "C"

830 COMMENTS & NOTES: 960 MW-101 95-ROOM6 STORIES HOTEL 950 Analyte Units 1/13/16 7/6/16 ======DTW ft 7.6 8.91 STREET NAMES: "TIGER/LINE SHAPEFILE, 2014, ALLEGHENY COUNTY, PA, ALL GWEL ft 92.14 90.83 OLD POND RD LINES:, U.S. DEPARTMENT OF COMMERCE, U.S. CENSUS BUREAU, GREOGRAPHY As ug/l <5 <4.8 DIVISION, 2012.

PORTIONS OF THIS FIGURE ARE PRESENTED IN COLOR. THEREFORE BLACK AND 980 WHITE COPIES MAY NOT DEPICT ALL INFORMATION AS PRESENTED ON THE MW-102 ORIGINAL DOCUMENT. Analyte Units 1/13/16 7/6/16 ======940 DTW ft 8.21 9.03 GWEL ft 88.26 87.44 As ug/l <5 <4.8 830

970

930 HICKORY GRADE RD 3925 REED BOULEVARD, SUITE 400

990 MURRYSVILLE, PA 15668 724-733-7000 www.amergeo.com

AGI PROJECT NO.: 97053-008 PREPARED BY: B. SHAW, JUNE 2017 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

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. ATTACHMENT A EXTENT OF IDENTIFIED SOIL IMPACT AND CONCEPTUAL PLANNED DEVELOPMENT FORMER MULACH STEEL PROPERTY 100 HICKORY GRADE ROAD SOUTH FAYETTE TOWNSHIP, ALLEGHENY COUNTY PENNSYLVANIA

PREPARED FOR: SOUTH FAYETTE HOTEL ASSOCIATES, LP CANONSBURG, PENNSYLVANIA STATE RTE 50 LEGEND APPROXIMATE PROPERTY BOUNDARY MILLERS RUN RD CONCEPTUAL BUILDING FOOTPRINT**

MILLERS RD AREA OF IMPACTED SURFACE SOIL IMPACT ARSENIC STATE RTE 50 PAHs

**THIS FIGURE DEPICTS ONE DEVELOPMENT SCENARIO THAT IS BEING CONSIDERED FOR THE PROPERTY. OTHER DEVELOPMENT SCENARIOS INCLUDE RESIDENTIAL USE.

BUILDING5 STORIES "D"

OFFICE SPACE

BUILDING "A"

RESTAURANT1 STORY

0 50 100 200 BUILDING "B" 1 STORY RESTAURANT & RETAIL Feet £

BUILDING "C" 95-ROOM6 STORIES HOTEL COMMENTS & NOTES:

STREET NAMES: "TIGER/LINE SHAPEFILE, 2014, ALLEGHENY COUNTY, PA, ALL LINES:, U.S. DEPARTMENT OF COMMERCE, U.S. CENSUS BUREAU, GREOGRAPHY DIVISION, 2012.

OLD POND RD PORTIONS OF THIS FIGURE ARE PRESENTED IN COLOR. THEREFORE BLACK AND WHITE COPIES MAY NOT DEPICT ALL INFORMATION AS PRESENTED ON THE ORIGINAL DOCUMENT.

HICKORY GRADE RD 3925 REED BOULEVARD, SUITE 400 MURRYSVILLE, PA 15668 724-733-7000 www.amergeo.com

AGI PROJECT NO.: 97053-008 PREPARED BY: B. SHAW, JUNEY:\GIS 2017 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 ATTACHMENT B ESTIMATED EXTENT OF IDENTIFIED GROUNDWATER IMPACT AND CONCEPTUAL PLANNED DEVELOPMENT FORMER MULACH STEEL PROPERTY 100 HICKORY GRADE ROAD 860 830 SOUTH FAYETTE TOWNSHIP, ALLEGHENY COUNTY PENNSYLVANIA

PREPARED FOR: STATE RTE 50 SOUTH FAYETTE HOTEL ASSOCIATES, LP STATE RTE 50 CANONSBURG, PENNSYLVANIA

LEGEND

MILLERS RDMILLERS RUN RD APPROXIMATE PROPERTY 830 A@ MONITORING WELL

890 GROUNDWATER ELEVATION CONTOUR 900 GROUNDWATER FLOW

ESTIMATED AREAL EXTENT (2) OF ON-SITE GROUNDWATER WITH DISSOLVED ARSENIC CONCENTRATIONS GREATER THAN 10 ug/l MW-103 Analyte Units 1/13/16 7/6/16 (1)CONTOURS PREPARED BASED ON MATHEMATICAL INTERPOLATION USING ======GROUNDWATER ELEVATIONS MEASURED IN MONITORING WELLS MW-01 THROUGH DTW ft 11.09 11.55 MW-04 ON JULY 6, 2016. GWEL ft 87.09 86.63 As ug/l 11.2 14 (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 REPORTING LIMIT WAS USED. SAMPLE SAMPLE DATE MW-104 STATION 920 Analyte Units 1/13/16 7/6/16 ======@ DTW ft 1.5 1.68 A A@ MW-103 GWEL ft 97.93 97.75 Analyte Units 1/13/16 7/6/16 As ug/l <5 <4.8 ======DTW ft 11.09 11.55

BUILDING5 STORIES "D" GWEL ft 87.09 86.63 95 As ug/l 11.2 14 OFFICE SPACE 94 880 87

840 93 UNITS: 90 ft - FEET 870 92 910 ug/l - MICROGRAMS PER LITER 91 PARAMETERS 850 BUILDING "A" MEASURED:

830 DTW - DEPTH TO WATER RESTAURANT1 STORY GWEL - GROUNDWATER ELEVATION 88 As - DISSOLVED ARSENIC 89 A@ CONCENTRATIONS DEPICTED IN RED FONT EXCEED THE DISSOLVED ARSENIC ACT 2 RESIDENTIAL USED BUILDING "B" AQUIFER MSC OF 10 ug/l 1 STORY RESTAURANT & RETAIL A@ 0 50 100 200 830 Feet BUILDING "C" 830 COMMENTS & NOTES: 960 £ MW-101 95-ROOM6 STORIES HOTEL 950 Analyte Units 1/13/16 7/6/16 ======DTW ft 7.6 8.91 STREET NAMES: "TIGER/LINE SHAPEFILE, 2014, ALLEGHENY COUNTY, PA, ALL GWEL ft 92.14 90.83 OLD POND RD LINES:, U.S. DEPARTMENT OF COMMERCE, U.S. CENSUS BUREAU, GREOGRAPHY As ug/l <5 <4.8 DIVISION, 2012.

970

930 HICKORY GRADE RD 3925 REED BOULEVARD, SUITE 400

990 MURRYSVILLE, PA 15668 724-733-7000 www.amergeo.com

AGI PROJECT NO.: 97053-008 PREPARED BY: B.Y:\GIS SHAW, DATA\PROJECTS\1997\97053 JUNE 2017 - 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 EXHIBIT E

EX STM INLET TOP=829.52 INV =824.22 EX STM INLET TOP=829.69 UT/l. INV=823.69 EX STM INLET POLE TOP=828.96 -0- INV=827.36 lf)

EX STM INLET TOP=829.43 INV=826.63

264 2 HICKORY GRADE ROAD ' O-P,00 --� I I \ I - -- I - --- \- I \ I I 1+00 EX SAN MH EX SAN MH TOP=83O.25 -- EX STM INLET TOP=832. 93 I 1exi ------1-- IN=878.72 ' --- - I TOP=835.47 IN=822.93 - 1---- n; - OUT=878.O2 \ I = -- !NV IN=835.87 OUT 822.83 c:i I l !NV OUT=835.47 \� I G ,,.---- EX STM INLET -'-..I EX SAN MH TOP=832.49 0 TOP=829.57 !NV IN=824.89 exi1\ 11, IL �\\ IN=878.57 !NV OUT =824. 49 �\\ • OUT=878.47 -0- u\ I I EX STM INLET n1AI -?- I __J -1::_LI!! -::. - I I TOP=829.43 s''J -::. I I INV-826.63 FL-827.82--..J..1 EX STM INLET TOP=837.7 7 ELEC INV=82O.7 7 M'-'--'H ;------;;,,, EX STM M H I I TOP=CASTING TO BE I I BE INSTALLED U IL. 11 -A I I INV=827.57 LE OLD POND ROAD

AREA TO BE DONATED TO SOUTH FAYETTE TOWNSHIP FOR HICKORY GRADE ROAD RIGHT-OF-WAY

LEGEND [

, E, EXHIBIT F

TOWNSHIP OF SOUTH FAYETTE ALLEGHENY COUNTY, PENNSYLVANIA

REQUEST FOR PROPOSALS

FOR THE PURCHASE OF THE FORMER STAR CITY CINEMAS PARCEL OWNED BY THE TOWNSHIP OF SOUTH FAYETTE AND LOCATED ALONG ROUTE 50, SOUTH FAYETTE TOWNSHIP, ALLEGHENY COUNTY, PENNSYLVANIA

Sealed written proposals are invited and will be received by the Township of South Fayette for the purchase of an 8.52-acre site owned by the Township of South Fayette and located along Route 50 in South Fayette Township, Allegheny County, Pennsylvania. The site is the former Star City Cinemas property.

The minimum purchase price is $3 million ($3,000,000). The successful purchaser will be required, upon acceptance of the bid, to deposit the sum of $50,000.00 with the Township as an earnest money deposit and shall be required to enter into an Agreement of Sale with the Township consistent with the Request for Proposal conditions. The Agreement of Sale will require a closing on or before January 1, 2020. The due diligence period will be 90 days after execution of the Agreement of Sale, with one optional 30-day extension with $10,000 as an additional earnest money deposit. The Agreement of Sale will require that the successful bidder enter into a developer’s agreement with the Township at the time of land development approval, consistent with the project proposal as submitted with the bid.

The complete Request for Proposals is available at www.southfayettepa.com/bids.aspx and at the Township office, 515 Millers Run Road, South Fayette PA 15064. All written proposals must be in the hands of the Township Manager by 10:00 a.m. prevailing time Wednesday, June 12, 2019, and the same will be publicly opened and read aloud at the Board of Commissioners’ regular business meeting on June 12, 2019 at 7:00 P.M. The Board of Commissioners may thereafter act upon acceptance of the written proposal at the June 12, 2019 public meeting or any time thereafter at a public meeting.

The Township of South Fayette reserves the right to reject any or all proposals, to waive irregularities and/or informalities in any proposal, and to make an award in any manner, consistent with law, deemed in the best interest of the Township.

______John M. Barrett, Township Manager Allegheny County Valerie McDonald Roberts Department of Real Estate EXHIBIT G 60 2013 00013081 Pittsburgh, PA 15219

Instrument Number: 2013-13081 BK-DE VL-15245 PG-144 Recorded On: May 23, 2013 As-Deed Easement Parties: SOUTH FAYETTE TOWNSHIP To CHILDRENS HOSPITAL PGH U P MC # of Pages: 8

Comment: RECIPROCAL PARKING ************ THIS IS NOT A BILL ************ Deed Easement 150.00 0 0 Total: 150.00 Realty Transfer Stamp Department of Real Estate Stamp AffidavitAttached-No Certified On/By-> 05-23-2013 / P F NOT A DEED OF TRANSFER EXEMPT NOT A DEED OF TRANSFER Value 0.00

I hereby certify that the within and foregoing was recorded in the Department of Real Estate in Allegheny County, PA **DO NOT REMOVE-THIS PAGE IS PART OF THE RECORDED DOCUMENT**

File Information: Record and Return To:

Document Number: 2013-13081 Receipt Number: 2379323 UFT Recorded Date/Time: May 23, 2013 12:27:52P WILL CALL Book-Vol/Pg: BK-DE VL-15245 PG-144 PITTSBURGH PA 15219 User/ Station: R Williams - Cash Station 22

Valerle McDonald Roberts, Manager Rich Fltzgerald ,. County Executive

Allegheny County Valerie McDonald Roberts Department of Real Estate EXHIBIT H 60 2009 00025495 Pittsburgh, PA 15219

Instrument Number: 2009-25495 BK-DE VL-14058 PG-177 Recorded On: October 01, 2009 As-Deed Agreement Parties: SOUTH FAYETTE TOWNSHIP To GIANT EAGLE INC # of Pages: 5

Comment: ************ THIS 15 NOT A BILL ************ Deed Agreement 65.00 Pages> 4 0 Names> 4 0 Valefle McDonald R.oberts, Manager BLOCK AND LOT NUMBER Total: 65.00 DECLARATIO

I hereby certifythat the within and foregoing was recorded in the Departmentof Real Estate in Allegheny County, PA **DO NOT REMOVE-THIS PAGE 15 PART OF THE RECORDED DOCUMENT**

File Information: Record and Return To:

Document Number: 2009-25495 Receipt Number: 1439086 GOLDBERG KAMIN & GARVIN LL P Recorded Date/Time: October 01, 2009 03:40:48P JONATHAN M KAMIN ESQ Book-Vol/Pg: BK-DE VL-14058 PG-177 1806 FRICK BLDG User / Station: M Ward - Cash Station 25 PITTSBURGH PA 15219

Valerio McDonald Roberts, Manager Dan Onorato, County Executive

EXHIBIT I

LICENSE AGREEMENT FOR PARK AND RIDE FACILITY

BY AND BETWEEN

THE TOWNSHIP OF SOUTH FAYETTE, a body politic

hereinafter referred to as "Owner,"

A N D

PORT AUTHORITY OF ALLEGHENY COUNTY, a body politic

hereinafter referred to as "PAAC,"

WITNESSETH THAT:

WHEREAS, the Owner is the owner of a certain property having an address of ___ Miller's Run Road, South Fayette Township, Allegheny County, Pennsylvania ( "Owner's Property"), upon which exists the proposed South Fayette Municipal Center together with a Parking Lot; and

WHEREAS, PAAC has requested that the Owner, as a public service to transit patrons, permit the use of a portion of its Parking Lot by transit patrons for the parking of their automotive vehicles while using public transportation; and

WHEREAS, the Owner 1s willing to accommodate PAAC, subject to the terms, covenants, and conditions hereof.

NOW, THEREFORE, the parties hereunto intending to be legally bound, agree as follows:

Allegheny County Valerie McDonald Roberts Department of Real Estate Pittsburgh, PA 15219 EXHIBIT J

Instrument Number: 2013-13080 BK-DE VL-15245 PG-130 Recorded On: May 23, 2013 As-Deed Easement

Parties: spuTH FAYETTE TOWNSHIP To WASHINGTON FINANCIAL BANK # of Pages: 14

Comment: SITE DRIVE / DEVELOP ************ THIS IS NOT A BILL ************ Deed Easement 150.00 0 0 Total: 150.00 Realty Transfer Stamp Department of Real Estate Stamp AffidavitAttached-No Certified On/By-> 05-23-2013 IP F NOT A DEED OF TRANSFER EXEMPT NOT A DEED OF TRANSFER Value 0.00

I hereby certifythat the within and foregoing was recordedin the Department of Real Estate in Allegheny County, PA **DO NOT REMOVE-THIS PAGE 15 PART OF THE RECORDED DOCUMENT**

File Information: Record and Return To:.

Document Number: 2013-13080 Receipt Number: 2379323 UFT Recorded Date/Time: May 23, 2013 12:27:52P WILL CALL Book-Vol/Pg: BK-DE VL-15245 PG-130 PITTSBURGH PA 15219 User/ Station: R Williams - Cash Station 22

Valeri .. McDonald Roborts, Manager Rich Fltzgo.-ald, County Executive

EXHIBIT K

South Fayette Market Analysis

November 15, 2018

Submitted by Fourth Economy

Table of Contents

Executive Summary 3 Summary of Findings 3

About the Site 4 About the Community 6 A Growth Location - Population and Homes 6 A Local Market - Distance of Moves 8 Working Families Drive the Age Distribution 10 Middle and High Income Households 10 Resident Work and Commuting 11 Commercial, Industrial and Retail Trends 14 Retail Sector Overview 21

APPENDIX 1 - Deed Restrictions 24

APPENDIX 2 25

APPENDIX 3 - Zoning Authorized Uses 36

Appendix 4 - LERTA 38

Executive Summary

This market analysis provides an overview of the South Fayette area to inform the development potential for the former Star Theater property which is located at the gateway to South Fayette Township on State Route 50 (Millers Road) at the interchange with I-79. The market analysis reviews the current conditions and trends in the residential, commercial and and retail sectors for South Fayette Township and the related market area.

Summary of Findings

South Fayette Township has experienced strong residential growth. The community has added 188 new residents each year since 2000 and an average of 97 new housing units from 2007 to 2017.

Young adults of working age (25 to 44) constitute the largest age group, accounting for 27 percent of the population. Residents have a high median household income of $79,527. Ten percent of the households earn more than $200,000 per year and 27 percent earn between $100,000 to $199,999.

Based on the local growth trends, South Fayette is projected to have a total demand for 279,000 SF of commercial space, 545,000 SF of industrial space and 108,000 SF of retail space.

Overall development of retail and services within the community has not kept pace with the residential growth. South Fayette residents spend $184 million per year on retail goods and services but retail sales per capita are 80 percent of U.S. retail sales per capita. Consumer expenditures total $2.3 billion annually within five miles of the township. South Fayette is currently under-served in retail and services.

About the Site The Star Theater site (Block and Lot Nos. 256-R-3) is located on State Route 50 (Millers Road) near the interchange with I-79, the Raymond P. Shafer Highway. It is located less than 20 minutes (17.2 miles) from the Pittsburgh International Airport and less than 13 miles from downtown Pittsburgh with a typical travel time of 20 to 30 minutes. In 2020 the expected completion of the Southern Beltway should speed travel to the airport.

The site has a total of 8.52 acres, purchased by South Fayette Township for $5 million on July 30, 2009. The site is cleared of structures and has a current assessed land value of $1,107,600 for the 2018 tax year. It was most recently the site of the Star Theater, which closed in 2011. The property was used for coal mining until the 1960s, and then used for steel production through the 1990s. Deed restrictions prohibit the use of the site for a grocery store, supermarket, fuel station and/or pharmacy - see Appendix 1. The Pennsylvania Department of Environmental Protection approved an Environmental Covenant in 2017, which requires the use of a Soil and Groundwater Management Plan (SGMP) during construction and may limit residential uses - see Appendix 2.

The site (Block and Lot No. 256-R-3) is located with direct access to State Route 50, which also provides access to I-79. To the northwest of the site is a Children’s Hospital facility (256-R-5). Part of the site and the adjacent parcel (256-R-7) are currently in use as a park and ride facility. The site is positioned at the gateway of several new and existing developments (see map below). It is

directly opposite the entrance of the Newbury Market development, which includes a new Top Golf facility. The Newbury and Newbury Village residential developments are on the hilltop Newbury Market to the north of the site. Charter Homes is constructing a residential development less than 3 miles to the south. These residential developments are bringing a total of 550 homes and 520 apartment units on the market.

The site is currently zoned as C-2 Highway Commercial. The purpose of this District is to provide for commercial uses that depend on access to an arterial highway, that may generate truck traffic and that may not be compatible with commercial areas devoted primarily to retail shopping in planned shopping centers. The Newbury site and the Gateway shops are zoned as Planned Economic Development. The site is buffered from the nearby residential zones by the Children’s Hospital facility, highway, and Southpoint Industrial Park. The site is eligible for a LERTA five-year tax exemption for commercial properties - the exemption starts at 80 percent in year one, declining 20 percent each year until the fifth year when it is ten percent.

About the Community

A Growth Location - Population and Homes

South Fayette Township is ideally positioned to the airport and downtown Pittsburgh. It is located in the southwestern part of Allegheny County. The township is also located only sixteen miles from Washington PA and the growing communities of Washington County. South Fayette has added approximately 188 residents each year since 2000.

Source: U.S. Census, American Community Survey 2012-2016.

Source: Census Building Permits

As noted earlier, recent residential growth has been fueled by several new developments. However, this follows a pattern of significant residential construction along the I-79 and I-279 corridors going back a decade. The City of Pittsburgh has recently experienced robust growth in residential construction. Outside of Pittsburgh, the strongest growth in the volume and value of residential construction has been at the northern and Southern borders of Allegheny County.

The volume of residential construction in the larger market area more than doubled from less than 1,000 units annually prior to 2011 to more than 2,000 units after 2013. The total value of residential construction has also been growing in the area and the recent downturn in volume has been offset by higher value units.

Source: U.S. Census, Building Permits

South Fayette Township ranks seventh among the all communities within the market areas in terms of the number of units constructed from 2007 to 2017. However, it is second in terms of the total value of residential construction in that period.

South Fayette is capturing a stable

share of the residential construction in the region. 1,069 units were permitted for construction in South Fayette from 2007 to 2017, an average of 97 units per year. In total during the decade, South Fayette has added $272.8 million worth of housing units, an average of $24.8 million in housing value annually.

Source: U.S. Census, Building Permits.

A Local Market - Distance of Moves

South Fayette serves a primarily local residential market. The majority of the new residents to the community move from locations in Allegheny and Washington County. In 2017, there were 958 residential moves in South Fayette Township. This includes residents that moved from one location in South Fayette to another. It also does not include residents who moved out. This data on the in-migration provides some insight into the sources of new residents for the community. Out of the 958 residential moves, the majority or 774 were in single-family units, while 167 were multi-family units. The remaining seventeen residential moves were unknown. Most of the moves are within short distances, with 40 percent of the movers from within five miles, and a total of 65 percent moving from locations fewer than ten miles away.

Distance of Move Movers Share Up to 5 miles 380 40% 5 to 9 miles 243 25% 10 to 24 miles 142 15% 25 to 49 miles 37 4% 50 or more miles 149 16% Unknown 7 1% Total 958 100% Source: U.S. Census, American Community Survey 2012-2016.

The following heat map shows the source locations of the movers in 2017. Significant concentrations come from locations along the I-79 corridor, especially Bridgeville and Upper Saint Clair. Additional residents are coming from the northwest near McDonald and Sturgeon. The remainder comes from scattered locations with South Fayette and points west.

Source: New Mover Data, AtoZ Business.

South Fayette could continue to grow but the population in Allegheny County is declining and Washington County’s growth is stabilizing. From 2010 to 2017, Allegheny County lost an average of 25,392 people each year whereas Washington County only grew by 3,701. Allegheny County is projected to lose nearly 23,000 people each year from 2017 to 2025, during which time Washington County is expected to add only 2,759 people.

Working Families Drive the Age Distribution

South Fayette has a higher share of school-age children (under fifteen years of age) than Allegheny County or the U.S., but fewer high-school and college-age residents. South Fayette has more young adults of working age (25 to 44) but slightly fewer older working adults. Southwestern Pennsylvania is generally an older region, but South Fayette is a generally younger community. It has a greater share of seniors (65 and over) than the U.S. but not as many as Allegheny County.

Source: U.S. Census, American Community Survey 2012-2016.

Middle and High Income Households Reflecting its strong base of working-age adults, South Fayette has a median household income of $79,529, significantly higher than Allegheny County, the state or the U.S. Per capita income is also higher and less than five percent of the residents live below the poverty level.

South Allegheny UNITED Income & Poverty Fayette County Pennsylvania STATES Median household income (2016 $) $79,527 $54,357 $54,895 $55,322

Per capita income in past 12 months (2016 $) $41,371 $33,830 $30,137 $29,829 Persons in poverty, percent 4.7% 11.5% 12.9% 12.7% Source: U.S. Census, American Community Survey 2012-2016.

South Fayette has a larger share of higher earning households than Allegheny County or the United States. Nearly ten percent of households earn $200,000 per year or more, with another 27.3 percent that earns between $100,000 to $199,000. Fewer than fifteen percent of households earn less than $25,000 and only 15.3 percent earn between $25,000 and $49,999.

Source: U.S. Census, American Community Survey 2012-2016.

Resident Work and Commuting South Fayette has a high percentage of working residents with nearly 69 percent in the civilian labor force, compared to approximately 63 percent for the U.S. South Fayette has a higher share of residents in the labor force than Allegheny County or the state as well.

Allegheny Economy South Fayette County Pennsylvania United States

In civilian labor force 2012-2016 68.8% 64.6% 62.6% 63.1%

2016 Mean travel time to work (minutes) 26.7 26.5 26.5 26.1 Source: U.S. Census, American Community Survey 2012-2016.

Nearly 54 percent of South Fayette residents commute less than 10 miles to work. These residents have a short commute but they travel along a very busy corridor along I-79. 6,709 of

those workers leave for jobs outside of South Fayette and only 557 live and work in the community. Overall, nearly half of the workers commute less than ten miles.

2015 South Fayette Residents Distance to Work Count Share Total All Jobs 7,266 100.0% Work in South Fayette 557 7.7% Less than 10 miles 3,358 46.2% 10 to 24 miles 2,571 35.4% 25 to 50 miles 279 3.8% Greater than 50 miles 501 6.9% Source: Local Employment Dynamics, Census OnTheMap.

Most residents work along the I-79 corridor, in downtown Pittsburgh or Oakland. Southpointe and the airport corridor are also common destinations for South Fayette commuters. South Fayette had 7,266 employed in 2015.

Source: Local Employment Dynamics, Census OnTheMap.

Most South Fayette residents work in health care or professional, scientific and technical services. Retail, education, and finance round out the top five industries that employ residents of South Fayette. The addition of the Children’s Hospital facility has added hundreds of new jobs in the community for healthcare workers. More than 5,600 workers commute in to work in the 6,200 jobs in the community. There are a number of industries where there are more residents working in the industry than there are jobs in the community that represent opportunities for development that would leverage the existing workforce (see table below).

Jobs in South Employment of Gap: More Fayette South Fayette Residents Residents Employed than Industry Jobs Finance and Insurance 113 536 423 Management of Companies and 61 393 Enterprises 332 Retail Trade 427 724 297 Professional, Scientific, and Technical 457 753 Services 296 Accommodation and Food Services 192 477 285 Educational Services 417 678 261 Manufacturing 206 435 229 Transportation and Warehousing 51 239 188 Public Administration 46 190 144 Health Care and Social Assistance 928 1,021 93 Arts, Entertainment, and Recreation 84 120 36 Mining, Quarrying, and Oil and Gas 81 106 Extraction 25 Information 160 174 14 Agriculture, Forestry, Fishing and 3 3 Hunting 0 Source: Local Employment Dynamics, Census OnTheMap. Note: * Indicates one of the top five employment industries for South Fayette residents.

Commercial, Industrial and Retail Trends

Over the past decade, South Fayette has experienced some shifts in employment levels for the three primary sectors of the local economy: commercial, industrial and retail.

Change in Employment 2005-2015 The commercial sector has had strong gains in Arts & Entertainmentment employment. Growth in three industries 1) Finance & Insurance, 2) Construction, and 3) Real Estate would have made the commercial sector the largest growth sector in South Fayette, if not for a dip in Health Care employment. This decline preceded the opening of the Children’s Hospital facility in the fall of 2014. The industrial sector grew during this period with large employment gains in 1) Mining, Quarrying, Oil and Gas, and 2)Utilities. Employment within Wholesale Trade was relatively flat, and there was employment loss in Transportation and Warehousing. Retail in South Fayette has defied national trends as both 1) Accommodation and Food Services, and 2) Retail Trade both grew in the past decade. While much of the U.S. is over-retailed, South Fayette is under-retailed. This will be discussed in detail in the retail section.

The current industry employment levels, based on benchmark national estimates, translate into a real estate demand for building space of 5.9 million square feet of commercial, industrial and retail space. This data has been estimated from national benchmarks because there is no local building inventory of occupied space to directly measure the use of building space. The commercial sector accounts for nearly 42 percent of this demand, or 2.5 million square feet, while the industrial sector has nearly 36 percent, or 2.1 million square feet. Retail demand accounts for the remaining 23 percent, or 1.3 million square feet.

If South Fayette continues to grow as it has, it will need an additional 932,000 square feet of building space. Industrial space accounts for more 545,000 square feet of that demand, followed by the commercial sector at 279,000 square feet and retail at 108,000 square feet.

South Fayette enjoys some strong local growth drivers based on its location and amenities. South Fayette’s growth has primarily been driven by population and residential development. As the community has matured, it has begun to develop more industries and services that support its population base. Despite these local growth drivers, South Fayette’s economy is not immune to

the larger national trends. For instance, the growth in mining, oil and gas reflects both the presence of these resources locally, as well as strong demand for natural gas.

If South Fayette’s economy performs more like the U.S. economy, then it will add demand for 972,000 square feet of building space. All three sectors will increase demand, but based on national trends the demand will be higher for commercial retail space. The demand for accomodation and food services is the most stable under both scenarios.

Examining these two scenarios provides useful insight into the level of risk and uncertainty in these projections. Where both the local and national projections indicate growth, then the alignment of growth drivers provides greater certainty about the direction (positive or negative) of

demand. Where the gaps between the local and national trends are largest, there is more uncertainty in the projections.

Even though there is no inventory of occupied building space for South Fayette, commercial industrial and retail properties for sale and lease are listed through a variety of sources. Fourth Economy compiled an inventory of the vacant space on the market in and around South Fayette. This space totals 716,640 square feet.

Source: Fourth Economy analysis of LoopNet listings.

The ability of this vacant space to fill the expected demand depends on the suitability of that space for the needs of those future users. This suitability is a function of price, quality and size.

For example, if an industrial user requires at least 50,000 square feet of contiguous space, there is no vacant space on the market to meet that demand. Similarly, there are no vacant spaces that would suit large commercial users available on the market.

The quality of the space is reflected in the building class and price. Commercial space currently on the market ranges from a minimum of $8 per square foot to a maximum of $19 per square foot. The class A commercial space on the market has negotiable, not listed rental rates, but it would likely be at or above the $19 per square foot for the class B space. Photo examples of the available buildings by class are provided to illustrate the variety of spaces available on the market.

Source: Fourth Economy analysis of LoopNet listings.

Vacancy Summary

● There is a range of vacancy across building quality (building class and year built) and use (Commercial, Industrial, Retail) ● Rental rates vary, but the average listed rental rate is $17/sq ft/year ● Most of the vacancy that is under construction or part of proposed developments corresponds to Commercial and Retail uses

Retail Sector Overview The national outlook for the retail sector is mixed. Forecasts of a “retail apocalypse” were a hysterical reaction to a market correction after years of over-building in retail and a fundamental transition in the nature of retail space. Store closures continue to occur, but they are also balanced by new store openings.

At the local level, concerns about over-retailing at the national level are a concern for large, national retailers. Community and neighborhood retail continues to be driven by local dynamics. South Fayette remains under-retailed on several metrics. Overall retail sales per capita in South Fayette are 80 percent of U.S. retail sales per capita, and 65 percent of the retail sales per capita in Allegheny County. There are only 27 retail jobs per 1,000 people in South Fayette, compared to 49 retail jobs per 1,000 in the United States and 61 per 1,000 in Allegheny County. Even if the U.S. is over-retailed, it is likely that South Fayette, with many middle and upper income households, is under-retailed and may experience more growth in retail and services that support the resident population and nearby communities.

Consumer Expenditures by Retail Category (sorted by 5 Mile Market South Fayette Expenditures) South Fayette Area Motor Vehicle and Parts Dealers $40,591,833 $354,628,838 Food and Beverage Stores $29,405,434 $406,515,034 Food Services and Drinking Places $26,618,721 $357,365,400 Electronics and Appliance Stores $14,377,029 $195,604,327

Clothing and Clothing Accessories Stores $14,230,188 $195,034,990

Building Material, Garden Equipment and Supplies Dealers $11,613,332 $156,312,591 Gasoline Stations $11,315,734 $154,198,404 Health and Personal Care Stores $8,890,448 $119,416,343 Miscellaneous Store Retailers $8,658,191 $119,332,579

Performing Arts, Spectator Sports, and Related Industries $6,192,134 $80,336,085 General Merchandise Stores $4,486,488 $62,029,619 Furniture and Home Furnishings Stores $4,250,855 $57,127,163

Amusement, Gambling, and Recreation Industries $2,257,474 $30,077,096

Sporting Goods, Hobby, Music, and Book Stores $1,042,852 $14,267,997 Total Consumer Expenditures $183,930,712 $2,302,246,467

South Fayette households spend nearly $184 million per year on retail goods and services and consumers within five miles spend $2.3 billion per year. There are several categories with a significant unmet local demand based on the sales and expenditures in South Fayette (see below). A strong development may attract consumers from local communities, but these development have been more risky in the current climate.

Business Consumer Unmet Local Retail Category Sales Expenditures Demand

Motor Vehicle and Parts Dealers $6,036,727 $40,591,833 $34,555,106 Clothing and Clothing Accessories Stores $1,268,717 $14,230,188 $12,961,471 General Merchandise Stores $448,555 $4,486,488 $4,037,933 Electronics and Appliance Stores $10,777,524 $14,377,029 $3,599,505 Miscellaneous Store Retailers $6,994,834 $8,658,191 $1,663,357 Performing Arts, Spectator Sports, and Related Industries $4,973,520 $6,192,134 $1,218,614

Food Services and Drinking Places $25,712,160 $26,618,721 $906,561 Amusement, Gambling, and Recreation Industries $1,407,600 $2,257,474 $849,874

The deed restriction the property prohibits the use of the site for grocery stores, supermarket, fuel stations or pharmacies. While there is unmet demand in these categories, it would require release from deed restriction.

Business Consumer Unmet Local Retail Category Sales Expenditures Demand

Food and Beverage Stores $18,591,581 $29,405,434 $10,813,853 Gasoline Stations $8,112,468 $11,315,734 $3,203,266

As the market in South Fayette develops, it will also be expected to add more options within these retail categories. For example within restaurants and food services, the existing sales in the area are dominated by limited service and fast casual offerings. These are located mostly along the

Washington Pike/Washington Avenue corridor in Bridgeville. Full-service, sit-down options are more limited in the market area.

APPENDIX 1 - Deed Restrictions

Note the effective date of the deed restriction is September 30, 2009, which would make the expiration date September 30, 2029. The full text of the deed restriction and other documents for the disposition of the site can be found through the link below: https://southfayettepa.com/DocumentCenter/View/2285/Star-City-RFP-Questions-with-Answers- and-Attachments-12617?bidId=

APPENDIX 2

25 PROPERTY Y:\GIS DATA\PROJECTS\1997\97053 - FMR MULACH STEEL PROPERTY\-008 ACT II PROCEEDING\CP-FR\FIGURE 1 (PROPERTY LOCATION).MXD

FIGURE 1 QUADRANGLE LOCATION PROPERTY LOCATION FORMER MULACH STEEL PROPERTY 100 HICKORY GRADE ROAD SOUTH FAYETTE TOWNSHIP ALLEGHENY COUNTY, PENNSYLVANIA

PREPARED FOR: 0 1,000 2,000 4,000 SOUTH FAYETTE HOTEL ASSOCIATES, LP CANONSBURG, PENNSYLVANIA Feet £ SOURCE: UNITED STATES GEOLOGICAL SURVEY, ET. AL. QUADRANGLE 3925 REED BOULEVARD, SUITE 400 LOCATION REFERENCES THE BRIDGEVILLE AND CANONSBURG, MURRYSVILLE, PA 15668 PENNSYLVANIA USGS 7.5-MINUTE QUADRANGLES. COPYRIGHT:© 2013 724-733-7000 NATIONAL GEOGRAPHIC SOCIETY, I-CUBED. www.amergeo.com PREPARED BY: B. SHAW, JUNE 2017 B. SHAW, BY: PREPARED AGI PROJECT NO.: 97053-008 COPYRIGHT: © 2017 AMERICAN GEOSCIENCES, INC. FIGURE 2 CD-1 CD-1 R-1 PROPERTY AND SURROUNDING AREA FORMER MULACH STEEL RD UN 100 HICKORY GRADE ROAD S R OM SOUTH FAYETTE TOWNSHIP TH ALLEGHENY COUNTY, PENNSYLVANIA MILLER RUN C RD OA DGE PATTERSON AVE KRI PREPARED FOR: PED SOUTH FAYETTE HOTEL ASSOCIATES, LP D CANONSBURG, PENNSYLVANIA R RAMSEY AVE N R-1 A SHAFERRAYMOND P HWY G Y LEGEND S I - O T S SITE BOUNDARY E H R I P C K SOUTH FAYETTE TOWNSHIP ZONING DISTRICTS M STATION ST A T N S B-1 - BUSINESS CHARTIERS CRK S R T E C-2 - HIGHWAY COMMERCIAL E T X L D U LURRY ST O CD-1 - CONSERVATION C D H R M AL PED - PLANNED ECONOMIC DEVELOPMENT N IL L S U LE T R RS S R R-2 - SUBURBAN RESIDENTIAL R UN E R L D SOUTH FAYETTE CHURCHTOWNSHIP ST R-2 BRIDGEVILLE BOROUGH ZONING DISTRICTS IL M FORBES DR STATE RTE 50 BRIDGEVILLE BOROUGH HICKMAN ST B, BUSINESS

C, CONSERVATION

LOCUST ST CHESS ST I, INDUSTRIAL RY GRADE I- 79 O K R D R-1, SINGLE FAMILY RESIDENTIAL IC H MILLERS RD C B R-2, MULTIFAMILY RESIDENTIAL T S C-2 H C R U H

C MILLERS RD SOUTHPOINTE DR E IK P N O T G N I MILLERS RD H S A MILLERS RUN W

R-2 R-2

0 205 410 820

I- 79

R Feet

A Y COMMENTS & NOTES: £ M

N SOURCE: ESRI, DIGITALGLOBE, GEOEYE, EARTHSTAR GEOGRAPHICS, B-1 D CNES/AIRBUS DS, USDA, USGS, AEX, GETMAPPING, AEROGRID, IGN, IGP, P SWISSTOPO, AND THE GIS USER COMMUNITY. AB S E H LE PORTIONS OF THIS FIGURE ARE PRESENTED IN COLOR. THEREFORE BLACK AND A R D F E

R CD-1 OL D H PON D W RD 3925 REED BOULEVARD, SUITE 400 Y MURRYSVILLE, PA 15668 724-733-7000 www.amergeo.com

PREPARED FOR: SOUTH FAYETTE HOTEL ASSOCIATES, LP CANONSBURG, PENNSYLVANIA

LEGEND

APPROXIMATE SITE BOUNDARY SAMPLE LOCATIONS

&> SOIL BORING

# SURFACE SOIL SAMPLE LOCATION

@ MONITORING WELL &> A SB-103 &> SB-104 # # # SS-103 SS-101 A@ SS-102 A@ MW-104 &> SB-105 MW-103 # # # SS-105 # &> SS-104 SB-107 SS-113 #

SS-116 &> SS-106 # SB-102 SS-114 # &> # SB-106 SS-112 # SS-107 A@ SS-115 MW-102

A@ # MW-101 # SS-108 # # SS-109 SS-111 &> # SB-101 SS-110

0 50 100 200

Feet

COMMENTS & NOTES: £

PORTIONS OF THIS FIGURE ARE PRESENTED IN COLOR. THEREFORE BLACK AND WHITE COPIES MAY NOT DEPICT ALL INFORMATION AS PRESENTED ON THE ORIGINAL DOCUMENT.

3925 REED BOULEVARD, SUITE 400 MURRYSVILLE, PA 15668 724-733-7000 www.amergeo.com

PREPARED FOR: SOUTH FAYETTE HOTEL ASSOCIATES, LP CANONSBURG, PENNSYLVANIA STATE RTE 50 LEGEND

APPROXIMATE PROPERTY BOUNDARY MILLERS RUN RD CONCEPTUAL BUILDING FOOTPRINT**

MILLERS RD AREA OF IMPACTED SURFACE SOIL IMPACT ARSENIC

STATE RTE 50 PAHs

**THIS FIGURE DEPICTS ONE DEVELOPMENT SCENARIO THAT IS BEING CONSIDERED FOR THE PROPERTY. OTHER DEVELOPMENT SCENARIOS INCLUDE RESIDENTIAL USE.

BUILDING5 STORIES "D"

OFFICE SPACE

BUILDING "A"

RESTAURANT1 STORY

0 50 100 200 BUILDING "B" 1 STORY RESTAURANT & RETAIL Feet £

BUILDING "C" 95-ROOM6 STORIES HOTEL COMMENTS & NOTES:

STREET NAMES: "TIGER/LINE SHAPEFILE, 2014, ALLEGHENY COUNTY, PA, ALL LINES:, U.S. DEPARTMENT OF COMMERCE, U.S. CENSUS BUREAU, GREOGRAPHY DIVISION, 2012.

OLD POND RD PORTIONS OF THIS FIGURE ARE PRESENTED IN COLOR. THEREFORE BLACK AND WHITE COPIES MAY NOT DEPICT ALL INFORMATION AS PRESENTED ON THE ORIGINAL DOCUMENT.

HICKORY GRADE RD 3925 REED BOULEVARD, SUITE 400 MURRYSVILLE, PA 15668 724-733-7000 www.amergeo.com

AGI PROJECT NO.: 97053-008 PREPARED BY: B. SHAW, JUNE 2017 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 FIGURE 5 EXTENT OF IDENTIFIED GROUNDWATER IMPACT AND CONCEPTUAL PLANNED DEVELOPMENT FORMER MULACH STEEL PROPERTY 860 830 100 HICKORY GRADE ROAD SOUTH FAYETTE TOWNSHIP, ALLEGHENY COUNTY PENNSYLVANIA

PREPARED FOR: STATE RTE 50 SOUTH FAYETTE HOTEL ASSOCIATES, LP STATE RTE 50 CANONSBURG, PENNSYLVANIA

LEGEND

MILLERS RDMILLERS RUN RD APPROXIMATE PROPERTY BOUNDARY 830 A@ MONITORING WELL

890 GROUNDWATER ELEVATION CONTOUR(1) 900 GROUNDWATER FLOW DIRECTION

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

MW-104 920 Analyte Units 1/13/16 7/6/16 UNITS: ft - FEET ======A@ DTW ft 1.5 1.68 A@ PARAMETERS ug/l - MICROGRAMS PER LITER GWEL ft 97.93 97.75 As ug/l <5 <4.8 MEASURED: DTW - DEPTH TO WATER GWEL - GROUNDWATER ELEVATION BUILDING5 STORIES "D" 95 As - DISSOLVED ARSENIC OFFICE SPACE 94 880 87 CONCENTRATIONS DEPICTED IN RED FONT EXCEED

840 93 THE DISSOLVED ARSENIC ACT 2 RESIDENTIAL USED 90 AQUIFER MSC OF 10 ug/l 870 92 910 91

850 BUILDING "A"

830 RESTAURANT1 STORY 88 89 A@ 0 50 100 200 BUILDING "B" 1 STORY Feet RESTAURANT & RETAIL £ A@

830

BUILDING "C" 830 COMMENTS & NOTES: 960 MW-101 95-ROOM6 STORIES HOTEL 950 Analyte Units 1/13/16 7/6/16 ======DTW ft 7.6 8.91 STREET NAMES: "TIGER/LINE SHAPEFILE, 2014, ALLEGHENY COUNTY, PA, ALL GWEL ft 92.14 90.83 OLD POND RD LINES:, U.S. DEPARTMENT OF COMMERCE, U.S. CENSUS BUREAU, GREOGRAPHY As ug/l <5 <4.8 DIVISION, 2012.

970

930 HICKORY GRADE RD 3925 REED BOULEVARD, SUITE 400

990 MURRYSVILLE, PA 15668 724-733-7000 www.amergeo.com

APPENDIX B

SOIL AND GROUNDWATER MANAGEMENT PLAN

Soil and Groundwater Management Plan

Site Description

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.

Health and Safety

Soil Management

Groundwater Management

PREPARED FOR: SOUTH FAYETTE HOTEL ASSOCIATES, LP CANONSBURG, PENNSYLVANIA STATE RTE 50 LEGEND

APPROXIMATE PROPERTY BOUNDARY MILLERS RUN RD CONCEPTUAL BUILDING FOOTPRINT**

MILLERS RD AREA OF IMPACTED SURFACE SOIL IMPACT ARSENIC

STATE RTE 50 PAHs

**THIS FIGURE DEPICTS ONE DEVELOPMENT SCENARIO THAT IS BEING CONSIDERED FOR THE PROPERTY. OTHER DEVELOPMENT SCENARIOS INCLUDE RESIDENTIAL USE.

BUILDING5 STORIES "D"

OFFICE SPACE

BUILDING "A"

RESTAURANT1 STORY

0 50 100 200 BUILDING "B" 1 STORY RESTAURANT & RETAIL Feet £

BUILDING "C" 95-ROOM6 STORIES HOTEL COMMENTS & NOTES:

STREET NAMES: "TIGER/LINE SHAPEFILE, 2014, ALLEGHENY COUNTY, PA, ALL LINES:, U.S. DEPARTMENT OF COMMERCE, U.S. CENSUS BUREAU, GREOGRAPHY DIVISION, 2012.

OLD POND RD PORTIONS OF THIS FIGURE ARE PRESENTED IN COLOR. THEREFORE BLACK AND WHITE COPIES MAY NOT DEPICT ALL INFORMATION AS PRESENTED ON THE ORIGINAL DOCUMENT.

HICKORY GRADE RD 3925 REED BOULEVARD, SUITE 400 MURRYSVILLE, PA 15668 724-733-7000 www.amergeo.com

AGI PROJECT NO.: 97053-008 PREPARED BY: B. SHAW, JUNEY:\GIS 2017 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 ATTACHMENT B ESTIMATED EXTENT OF IDENTIFIED GROUNDWATER IMPACT AND CONCEPTUAL PLANNED DEVELOPMENT FORMER MULACH STEEL PROPERTY 860 830 100 HICKORY GRADE ROAD SOUTH FAYETTE TOWNSHIP, ALLEGHENY COUNTY PENNSYLVANIA

PREPARED FOR: STATE RTE 50 SOUTH FAYETTE HOTEL ASSOCIATES, LP STATE RTE 50 CANONSBURG, PENNSYLVANIA

LEGEND

MILLERS RDMILLERS RUN RD APPROXIMATE PROPERTY 830 A@ MONITORING WELL

890 GROUNDWATER ELEVATION CONTOUR 900 GROUNDWATER FLOW

ESTIMATED AREAL EXTENT (2) OF ON-SITE GROUNDWATER WITH DISSOLVED ARSENIC CONCENTRATIONS GREATER THAN 10 ug/l MW-103

Analyte Units 1/13/16 7/6/16 (1) ======CONTOURS PREPARED BASED ON MATHEMATICAL INTERPOLATION USING DTW ft 11.09 11.55 GROUNDWATER ELEVATIONS MEASURED IN MONITORING WELLS MW-01 THROUGH GWEL ft 87.09 86.63 MW-04 ON JULY 6, 2016. As ug/l 11.2 14 (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 REPORTING LIMIT WAS USED. SAMPLE SAMPLE DATE MW-104 STATION 920 Analyte Units 1/13/16 7/6/16 ======DTW ft 1.5 1.68 A@ A@ MW-103 GWEL ft 97.93 97.75 Analyte Units 1/13/16 7/6/16 As ug/l <5 <4.8 ======DTW ft 11.09 11.55

BUILDING5 STORIES "D" GWEL ft 87.09 86.63 95 As ug/l 11.2 14 OFFICE SPACE 94 880 87

840 93 UNITS: 90 ft - FEET 870 92 910 ug/l - MICROGRAMS PER LITER 91 PARAMETERS

850 BUILDING "A" MEASURED:

830 DTW - DEPTH TO WATER RESTAURANT1 STORY 88 GWEL - GROUNDWATER ELEVATION As - DISSOLVED ARSENIC 89 A@ CONCENTRATIONS DEPICTED IN RED FONT EXCEED THE DISSOLVED ARSENIC ACT 2 RESIDENTIAL USED BUILDING "B" AQUIFER MSC OF 10 ug/l 1 STORY RESTAURANT & RETAIL A@ 0 50 100 200 830 Feet BUILDING "C" 830 COMMENTS & NOTES:

960 £ MW-101 95-ROOM6 STORIES HOTEL 950 Analyte Units 1/13/16 7/6/16 ======DTW ft 7.6 8.91 STREET NAMES: "TIGER/LINE SHAPEFILE, 2014, ALLEGHENY COUNTY, PA, ALL GWEL ft 92.14 90.83 OLD POND RD LINES:, U.S. DEPARTMENT OF COMMERCE, U.S. CENSUS BUREAU, GREOGRAPHY As ug/l <5 <4.8 DIVISION, 2012.

970

930 HICKORY GRADE RD 3925 REED BOULEVARD, SUITE 400

990 MURRYSVILLE, PA 15668 724-733-7000 www.amergeo.com

APPENDIX 3 - Zoning Authorized Uses

In the C-2 Highway Commercial District, only the following uses are authorized: A. Permitted uses. (1) Principal uses. (a) Antiques, interior decorating. (dd) General merchandise store. (b) Apparel and accessories store. (ee) Grocery store. (c) Appliance, home furnishings store. (ff) Health club. (d) Art, book, stationery store. (gg) Hobby shop. (e) Art, music or photography studios. (hh) Hotel or motel. (f) Automobile service station. (ii) Indoor entertainment. (g) Bakery, including processing. (jj) Medical offices; medical clinic. (h) Bar or tavern. (kk) Museum; library. (i) Bed-and-breakfast. (ll) Newsstand. (j) Business or professional offices. (mm) Noncommercial recreation. (k) Business services. (nn) Nursing home. (l) Candy or ice cream store, including (oo) Personal care boarding home. processing. (pp) Personal services. (m) Card and gift shop. (qq) Printing establishment. (n) Catering service, including rental hall. (rr) Private club. (o) Church. (ss) Public recreation, other than (p) Coin-operated laundry. Township-related facilities. (q) Commercial recreation. (tt) Repair shop. (r) Commercial school. (uu) Restaurant, carry-out, fast-food or (s) Contracting business. sit-down. (t) Convenience store. (vv) Retail stores. (u) Day-care center. (ww) Specialty retail. (v) Drugstore. (xx) Township-related facilities. (w) Dry cleaning pickup store. (yy) Vehicle accessories sales and (x) Essential services. installation. (y) Financial institution. (zz) Vehicle rental, sales and service. (z) Florist shop, excluding greenhouse. (aaa) Video store, excluding adult video (aa) Food store. stores. (bb) Funeral home. (bbb) Forestry, subject to § 240-105. (cc) Garden nursery. (ccc) Incidental mineral removal. (2) Accessory uses. (a) Signs, subject to Article XVIII. (b) Off-street parking and loading, subject to Article XVII. (c) Fences, subject to § 240-99. (d) Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in this District. (e) Drive-through facilities, subject to § 240-102. (f) No impact home-based business or home occupation in a dwelling which is a nonconforming use.

B. Conditional uses. (1) Principal uses. (a) Billboards, subject to § 240-95A(5). (b) Communications tower, subject to § 240-95A(11). (c) Firehouses, subject to § 240-95A(9). (d) Group care facility, subject to § 240-95A(20). (e) High technology industries, subject to § 240-95A(27). (f) Mini-warehouses or self-storage facilities, subject to § 240-95A(29). (g) Nightclub, subject to § 240-95A(46). (h) Places of assembly, subject to § 240-95A(27). (i) Planned shopping center, subject to § 240-95A(36). (j) Planned research or technology park, subject to § 240-95A(35). (k) Public parking lot or public parking garage, subject to § 240-95A(33). (l) Public buildings, other than Township-related facilities, subject to § 240-95A(9). (m) Public utility building or structure, subject to § 240-95A(39). (n) Research and development, subject to § 240-95A(27). (o) Schools, public or private, subject to § 240-95A(9). (p) Transitional dwelling, subject to § 240-95A(20). (q) Beer distributor, subject to § 240-95(51). (r) Oil and gas development, subject to § 240-95A(54). (s) Natural gas compressor station and natural gas processing plant, subject to § 240-95A(55). (2) Accessory uses. (a) Communications antenna mounted on an existing building or on an existing public utility storage or transmission structure, subject to § 240-95A(12). (b) Temporary construction trailer, model home or sales office, subject to § 240-95A(49).

C. Uses by special exception. (1) Principal uses. (a) Animal hospital, subject to § 240-95A(2). (b) Car wash, subject to § 240-95A(7). (c) Equipment storage yard, subject to § 240-95A(16). (d) Florist with greenhouse, subject to § 240-95A(27). (e) Landscaping contractor, subject to § 240-95A(27). (f) Temporary use or structure, other than a construction trailer or sales office, subject to § 240-95A(42). (g) Truck and heavy equipment rental, sales and service, subject to § 240-95A(43). (h) Comparable uses not specifically listed, subject to § 240-95A(13). (2) Accessory uses. None.

Appendix 4 - LERTA

https://www.southfayettepa.com/DocumentCenter/View/278/LERTA-District-Map---Local-Econo mic-Revitalization-Tax-Assistance

The existing zoning is C-2 Highway Commercial, so the abatement would follow the commercial schedule below. More information on the Local Economic Revitalization Tax Assistance (LERTA) Act can be found in the Township Code at https://www.ecode360.com/11615021 and at http://southfayettepa.com/lerta.

LERTA Abatement Schedule by District Types District Year 1 Year 2 Year 3 Year 4 Year 5 Year 6

Industrial 100% 80% 60% 40% 20% 0%

Commercial 80% 60% 40% 20% 10% 0%

Business 100% 80% 60% 40% 20% 0%

38 Allegheny County Jerry Tyskiewicz Department of Real Estate EXHIBIT L Pittsburgh, PA 15219 60 2017 0003729511111111

Instrument Number: 2017-37295 BK-DE VL-17031 PG-1 Recorded On: November 29, 2017 As-Deed Agreement Parties: SOUTH FAYETTE TOWNSHIP To SOUTH FAYETTE TOWNSHIP # of Pages: 17

Comment: ENVIRONMENTAL COVENANT ************ THIS IS NOT A BILL ************ Deed Agreement 162.00 0 0 Total: 162.00 Realty Transfer Stamp Department of Real Estate Stamp

AffidavitAttached-No Certified On/By-> 11-29-2017 / Belinda Gibbs NOT A DEED OF TRANSFER EXEMPT NOT A DEED OF TR ANSFER Value

I hereby certify that the within and foregoing was recorded in the Department of Real Estate in Allegheny County, PA **DO NOT REMOVE-THIS PAGE IS PART OF THE RECORDED DOCUMENT**

File Information: Record and Return To:

Document Number: 2017-37295 Receipt Number: 3343598 ROBERT J GARVIN ESQ Recorde d Date/Time: November 29, 2017 03:44: 1OP GOLDBERG KAMIN & GARVIN LLP Book-Vol/Pg: BK-DE VL-17031 PG-1 1806 FRICK BLDG 437 GRNAT ST User/ Station: M Ward-Davis - Cash Station 25 PITTSBURGH PA 15219-6101

Jorry Tysklovvlcz, Director Rich Fitzgerald, County Executive