94-29 Resolution No. 94-29
RESOLUTION
AUTHORIZING EXECUTION OF A SECOND AMENDMENT TO
DEVELOPMENT AGREEMENT AND GROUND LEASE AGREEMENT
WITH ELGIN RIVERBOAT RESORT
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ELGIN,
ILLINOIS, that George VanDeVoorde, Mayor, and Dolonna Mecum,
City Clerk, be and are hereby authorized and directed to
execute a Second Amendment to Development Agreement and Ground
Lease Agreement on behalf of the City of Elgin with Elgin
Riverboat Resort for the riverboat gambling facility within
the City of Elgin, a copy of which is attached hereto and made
a part hereof by reference.
s/ Robert Gilliam
Robert Gilliam, Mayor Pro Tem
Presented: February 9, 1994
Adopted: February 9, 1994
Vote: Yeas 6 Nays 0
Attest:
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
SECOND AMENDMENT TO DEVELOPMENT AGREEMENT
AND GROUND LEASE AGREEMENT
01' This Agreement is made and entered into as of
anuary��1994, by and between the CITY OF ELGIN, a municipal
corporation, (hereinafter referred to as the "City" ) , and
ELGIN RIVERBOAT RESORT, an Illinois partnership (hereinafter
referred to as the "Developer") .
WHEREAS, the City and Developer entered into a
Development Agreement on June 24, 1992, (hereinafter referred
to as the "Development Agreement" ) for the establishment of a
riverboat gaming facility along the Fox River on property
owned by the City and legally described therein (hereinafter
referred to as the "Subject Property" ) ; and
WHEREAS, the City and Developer entered into an
amendment to the Development Agreement on June 23, 1993, with
said amendment including an amendment to the form of the
Ground Lease Agreement attached to the Development Agreement;
and
WHEREAS, Section I .B. 3 . of the Development Agreement
and Section 15 of the Ground Lease Agreement contain certain
covenants, representations and warranties of the City as to
environmental conditions on the subject property; and
WHEREAS, the parties have discovered that the
covenants, representations and warranties of the City
contained in Section I .B.3. of the Development Agreement and
Section 15 of the Ground Lease Agreement are inaccurate as of
the date hereof; and
WHEREAS, in lieu of the covenants, representations
and warranties of the City contained in Section I .B.3. of the
Development Agreement and Section 15 of the Ground Lease
Agreement, the City now represents and warrants to the
Developer that as of the execution hereof the environmental
conditions on the Subject Property are substantially as set
forth in the Request for Specific Cleanup Objectives prepared
by ATEC Associates, Inc. , a copy of which is attached hereto
and made a part hereof by reference as Exhibit A; and
WHEREAS, the City has submitted said Request for
Specific Cleanup Objectives attached hereto as Exhibit A to
the Illinois Environmental Protection Agency and the Illinois
Environmental Protection Agency has approved said Request for
Specific Cleanup Objectives in a letter of December 8, 1993, a
copy of which is attached hereto and made a part hereof by
reference as Exhibit B; and
WHEREAS, as an inducement to the Developer to
proceed with the execution and delivery of the Ground Lease
Agreement, the parties have agreed to a procedure for the
removal of certain contaminated soils on the Subject Property
consistent with the Illinois Environmental Protection Agency
approval of Specific Cleanup Objectives and the City has
agreed to indemnify the Developer and its partners, as well as
its officers, employees and agents from any and all costs
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arising out of any environmental contamination or conditions
existing on the Subject Property, if any, as of the date of
the entry into this Agreement and the execution and delivery
of the Ground Lease Agreement; and
WHEREAS, Developer has accepted the City's offer and
is willing to proceed with the execution and delivery of the
Ground Lease Agreement, upon the Amendment of the Ground Lease
Agreement and the Development Agreement pursuant to the terms
of this Second Amendment.
NOW, THEREFORE, in consideration of the mutual
promises and undertakings contained herein, and other good and
valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, the parties hereto agree as follows :
1 . That all of the foregoing recitals are a
material part of this Agreement and they are hereby
incorporated into this Second Amendment in their entirety.
2 . That, subject in all respects to provisions of
Paragraph 4 hereof, during Developer's construction
activities on the Subject Property, it will excavate and
remove contaminated soils in the areas to be staked out in the
field by the City's environmental consultant, ATEC
Associates, Inc. (hereinafter referred to as "ATEC") . Upon
execution of this Agreement, the City shall cause ATEC to
identify those areas of contaminated soil to be excavated and
removed by Developer by staking those areas in the field.
Developer shall then excavate and remove such contaminated
-3-
soil off site and dispose of same in a manner in conformance
with the procedures outlined in the letter of December 8,
1993, from the State of Illinois Environmental Protection
Agency, a copy of which is attached hereto as Exhibit B. The
City shall be responsible for any additional or premium costs
incurred by Developer in the excavation, removal and disposal
of said contaminated soils as a result of said soils being
contaminated. Developer agrees that the excavation, and
removal and disposal of said contaminated soils will be done
in the most cost effective manner as circumstances reasonably
permit.
3 . That to the extent any Hazardous Materials are
transported off site, disposed of, or migrate naturally, it is
agreed by the parties hereto that the City, exclusively, shall
be deemed the "generator" of such materials, or has "arranged
for treatment or disposal. " The City shall sign manifests
required acknowledging such status or action.
4 . That in the event during Developer' s
construction activities or during the subsequent use and
occupancy of the Subject Property under the Ground Lease
Agreement Developer encounters any environmental
contamination Developer believes requires remediation,
Developer shall immediately contact the City Manager of the
City. Developer and the City Manager shall confer as to
whether any additional remediation is necessary. In the event
the parties agree in writing as to additional remediations
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that must be performed and the cost thereof, the Developer
shall then proceed to perform such environmental remediations
to remove the environmental contamination and the City shall
be responsible for any additional or premium costs incurred by
the Developer in the remediation of such environmental
contamination. Developer agrees that any such remediation
will be done in the most cost effective manner as the
circumstances reasonably permit. In the event the parties
cannot agree in writing as to additional remediations that
must be performed and/or the cost thereof, Developer reserves
the right to proceed with the additional disputed
remediation. The City shall only be responsible for any
additional or premium costs incurred by the Developer in the
disputed remediation only to the extent that costs incurred in
the disputed remediation were incurred in a cost effective
manner as the circumstances reasonably permitted and the
disputed remediation was required under then applicable
federal and state environmental regulations .
5. That the parties agree that it is in their
mutual interest to analyze the potential risk, if any, to the
public health, safety and the environment which may be
presented by any contaminated soil or pollutants which may
remain on the Subject Property. The City shall cause its
environmental consultant ATEC to conduct such an analysis to
study such matter. The parties further agree that they shall
share the costs of such analysis according to the following
-5-
allocation: analysis pertaining to soil - City 50% and
Developer 50%; analysis pertaining to ground water - City 100%
and Developer 0% . To enable ATEC to conduct such an analysis
with respect to soils, Developer agrees to provide to the City
and ATEC with all final plans for the subject development,
including, but not limited to, final building plans, final
site plans, final grading plans, final plans detailing cover
materials and final landscaping plans.
6 . That the portion of the Subject Property legally
described on Exhibit C hereto, commonly known as the "Bunge
property" , is hereby deleted from the Ground Lease Agreement.
Notwithstanding anything in the preceding sentence to the
contrary, the City agrees that the Bunge property shall become
a part of the Subject Property and subject to the Ground Lease
Agreement, including all amendments thereto, without further
action of the parties when contaminated soil, water or
Hazardous Materials located thereon or thereunder, if any, are
remediated by the City in accordance with the remediation plan
approved by the IEPA and the City. The City hereby agrees to
submit a proposed remediation plan for the Bunge property to
the Developer for review and comment and will consider
comments by the Developer in good faith. The City further
agrees that immediately upon its receipt of approval from the
IEPA as provided above, it shall take all steps which are
necessary to remediate the Bunge property. At such time as
the Bunge property has become a portion of the Subject
-6-
Property (and either party may request that the other execute
an instrument in recordable form acknowledging such
occurrence, which request shall not be unreasonably refused) ,
Developer shall be entitled to utilize the Bunge property. No
additional rental (other than as already provided in Section 2
of the Ground Lease Agreement) or other consideration shall be
payable by the Developer to the City for the reinclusion of
the Bunge property as part of the Subject Property under the
Ground Lease Agreement.
7 . That attached as Exhibit D hereto is the legal
description of land west of and adjacent to the Subject
Property. Said land is now owned by the Forest Preserve
District of Kane County and is the subject of an easement
agreement between the Forest Preserve District and the City.
That easement agreement is the subject of an amendment to the
Ground Lease Agreement between the City and the Developer
pursuant to which the rights of the City will be assigned to
the Developer. The City and Developer have been engaged in
discussions with the Forest Preserve District regarding the
acquisition by the City of title to a portion of the Forest
Preserve District land. The parties agree that it is in their
mutual interests to analyze the environmental conditions on
the Forest Preserve District land. Developer agrees to cause
an environmental investigation to be performed on the Forest
Preserve District property to analyze whether any Hazardous
Materials or other environmental contamination exists on said
-7-
property. The Developer shall provide the City with the
results of said environmental investigation. Upon the
conclusion of said environmental investigation, Developer
shall determine whether it wishes to proceed with attempts to
arrange for the City to acquire fee title to said Forest
Preserve District land. In the event the Developer in its
sole discretion determines that said Forest Preserve District
land should not be included in the Ground Lease, the parties
agree no additional efforts will be required to be made for
said acquisition. In the event Developer determines that the
property is suitable for inclusion in the Ground Lease
Agreement, the parties agree to continue with discussions with
the Forest Preserve District regarding the acquisition by the
City of title to said Forest Preserve District land. In the
event Developer notifies the City that the property is
suitable for inclusion in the Ground Lease Agreement and
during the term of the Ground Lease Agreement the City then
acquires title to any portion of the Forest Preserve District
land, then such portion of the Forest Preserve District land
shall immediately become part of the subject property under
the ground lease without further action on the part of either
the City or the Developer. The City and the Developer shall
exert their best efforts in order for the City to acquire fee
title to such portion of the Forest Preserve District land
unencumbered by title reversions. No additional rent (other
than as already provided in Section 2 of the Ground Lease
-8-
Agreement) or other considerations shall be payable by the
Developer to the City for the addition of such portion of the
Forest Preserve District property to the Subject Property
under the Ground Lease Agreement. The City makes no
warranties or representations as to the title of the Forest
Preserve District land nor any representations or warranties
with respect to the environmental conditions thereof,
notwithstanding any other representations or warranties in the
Development Agreement, the Ground Lease Agreement or any
amendments thereto including this Second Amendment.
8. That the City hereby agrees to indemnify and
hold harmless the Developer, and its partners, as well as its
officers, employees and agents, and any of them, from and
against any and all damages, losses, claims, causes of action,
lawsuits, judgments, or liability whatsoever arising out of
any environmental contamination or conditions existing on the
Subject Property, if any, as of the date of the entry into
this agreement. Developer shall immediately notify the City
of any claims falling within said indemnification and shall
immediately tender all such matters to the City for the
defense thereof. The City, at the City's own cost and
expense, will defend by counsel of the City's choosing, any
and all claims falling within said indemnification against the
Developer or in which the Developer may be impleaded with
others . Developer, at its sole discretion and at its sole
cost, may retain attorneys to monitor and/or participate in
-9-
the defense of any such claims falling within said
indemnification and the City shall direct its lawyers to
cooperate with Developer's lawyers in such activities. In the
event a proposed settlement of a claim falling within said
indemnification would adversely effect the operations,
improvements or rights of the Developer as tenant under the
Ground Lease Agreement, such a proposed settlement is subject
to Developer' s approval which approval shall not be
unreasonably withheld.
9. That any terms used herein, including the
recitals hereto, bearing upper case letters and not defined
herein shall have the same meanings described to them in the
Development Agreement and the Ground Lease Agreement.
10. That this Second Amendment to the Development
Agreement and Ground Lease Agreement shall be deemed to be and
are a material part of the Development Agreement and Ground
Lease Agreement, and the execution and delivery are material
inducements for the Developer to execute and deliver the
Ground Lease Agreement. The terms of this Second Amendment to
the Development agreement and Ground Lease Agreement shall
govern in the event of any conflict between this Second
amendment and the Development Agreement or the Ground Lease
Agreement.
11 . That in the event Developer incurs any costs for
which the City is responsible under this Second Amendment, and
such costs are not paid by the City within thirty (30) days of
-10-
the presentation by Developer to the City of an invoice
therefore, then Developer shall have the right to set off the
amount of such costs and such interest thereon as may accrue
at a rate equal to one percent ( 1%) less than that of the
prime rate, as published daily in the Wall Street Journal,
against the rental next coming due under the Ground Lease
Agreement until such costs have been paid in full by such
rental credits.
12 . That this Second Amendment and the Ground Lease
Agreement of which it is a part shall relate back to the date
of and be deemed effective as of December 15, 1993, and shall
supersede the terms of the Amended Access and Hold Harmless
Agreement of December 15, 1993, which upon the execution of
this Second Amendment and the Ground Lease Agreement shall be
rendered of no force and effect.
13. That attached hereto as Exhibit E is a legal
description of land east of and adjacent to the Subject
Property constituting that part of Wellington Avenue lying
southerly of Prairie Street and northerly of National Street.
Said land is now a public right of way which Developer desires
to include within the Subject Property in the Ground Lease
Agreement. It is agreed that in the event that during the
term of the Ground Lease Agreement the City vacates Wellington
Avenue and is able to obtain a Quit Claim Deed to the easterly
half of said portion of Wellington Avenue from the Chicago &
Northwestern Railroad, then the vacated portion of Wellington
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Avenue shall immediately become a part of the Subject
Property and subject to the Ground Lease Agreement, including
all amendments thereto, without further action on the part of
either the City or Developer. Either party may request that
the other execute an instrument in recordable form
acknowledging such occurrence, which request shall not be
unreasonably refused. No additional rent (other than as
already provided in Section 2 of the Ground Lease Agreement)
or other consideration shall be payable by Developer to the
City for the inclusion of the vacated portion of Wellington
Avenue as part of the Subject Property under the Ground Lease
Agreement.
14 . That except as modified hereby, the Development
Agreement and Ground Lease Agreement remain in full force and
effect.
IN WITNESS WHEREOF, the parties have caused this
agreement to be executed on the date first written above.
CITY 0 ELGIN, a 1 u ,icipal ELGIN RIVERBOAT RESORT, an
corp.ra'i•n // Illinois partnership
By ) ' *4 By RBG, L.P. , One of Its
Mayor P c C ,ti■ General Partners
Bye A ' orporation, Its
Atte t: Gel - �= 1 ..r ner
/4Letif
City Clerk R. ►!. hulre, Vice President
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. 11,1/11 A enda Item No. ( 3
January 28, 1994
TO: Mayor and Members of the City Council
FROM: Robert 0. Malm, Interim City Manager
SUBJECT: Second Amendment to Development Agreement and
Ground Lease Agreement with Elgin Riverboat Resort
PURPOSE
Authorization to enter into an agreement providing for a
Second Amendment to Development Agreement and Ground Lease
Agreement with Elgin Riverboat Resort.
BACKGROUND
On June 24, 1992, the City entered into a Development Agree-
ment with Elgin Riverboat Resort.. The City and Elgin River-
boat Resort entered into an Amendment to the Development
Agreement on June 23, 1993, to provide for an assignment of
the easement received from the Kane County Forest Preserve
District.
Section I .B.3. of the Development Agreement and Section 15 of
the Ground Lease Agreement contain certain covenants, repre-
sentations and warranties of the City as to environmental
conditions on the subject property, including that no hazard-
ous materials will be located on the site and no underground
_ storage tanks will be located on the site. Subsequent inves-
tigations by the City's environmental consultants have dis-
closed the existence of low levels of hazardous materials on
the site. As a result of the existence of these hazardous
materials, the representations and warranties of the City
with respect to the condition of the subject property as set
forth in the Development Agreement and the Ground Lease Agree-
ment are inaccurate.
The City has submitted a Request for Specific Cleanup Objec-
tives prepared by its environmental consultant to the Iili-
r nois Environmental Protection Agency. The Request for Clean-
up Objectives is attached to the proposed Second Amendment as
Exhibit A. The Environmental Protection Agency has approved
the Request for Specific Cleanup Objectives. A copy of the
Mayor and Members of the City Council
January 28, 1994
Page 2
(Pk IEPA approval is attached to the Second Amendment as
Exhibit B. The remediation of the property consistent with
the approved plan by IEPA protects the public health and
safety but would allow low levels of environmental contamina-
tion to remain in the soils on the subject property.
The proposed Second Amendment to Development Agreement and
Ground Lease Agreement provides a procedure to remove certain
contaminated soils from the subject property. During Elgin
Riverboat Resort's construction activities it will excavate
and remove contaminated soils in the areas to be staked out
in the field by the City's environmental consultant, ATEC
Associates. The City shall be responsible for the additional
costs incurred by Elgin Riverboat Resort in the removal of
the contaminated soils as a result of the soils being contami-
nated.
The agreement also provides for procedures to be followed in
the event of the discovery of additional environmental contam-
ination on the property. Elgin Riverboat Resort will contact
the City Manager upon discovery of additional environmental
contamination which it believes requires remediation. In the
event the parties agree in writing as to the additional
remediations to be performed and the costs thereof, Elgin
Riverboat Resort shall then proceed to perform such environ-
mental remediations to remove the environmental contamination
and the City shall be responsible for the additional cost
incurred in the remediation of the environmental contamina-
tion. Any such remediation must be done in the most cost
effective manner as the circumstances reasonably permit. In
the event the parties cannot agree as to additional
remediation, Elgin Riverboat Resort reserves the right to
proceed with the disputed remediation. The City shall only
be responsible for any additional costs incurred in the dis-
puted remediation if the costs were incurred in a cost effec-
tive manner and the disputed remediation was required under
then applicable federal and state environmental regulations.
The agreement further provides for the City's environmental
consultant to analyze the potential risk, if any, to the
public health, safety, and the environment which may be pre-
sented by any contaminated soil or pollutants which may re-
main on the subject property. The City and Elgin Riverboat
Resort will share the cost of this analysis with respect to
the soils with the City paying the cost of such analysis for
the groundwater.
The agreement further provides that the Bunge property will
be temporarily deleted from the Ground Lease Agreement. The
City will remediate any contamination on the Bunge property
in accordance with the remediation plan to be approved by the
IEPA and the City. The Bunge property shall become a part of
the Ground Lease Agreement automatically upon the City's
completion of the remediation of that property.
Mayor and Members of the City Council
January 28, 1994
• Page 3
The agreement further provides that Elgin Riverboat Resort
will conduct an environmental investigation of the Forest
Preserve District property immediately to the west of the
subject site. The strip of Forest Preserve property is suit-
able to be included within the Ground Lease Agreement, the
parties will continue with discussions with the Forest Pre-
serve District regarding acquisition by the City of title to
the portion of the Forest Preserve District land in ques-
tion. In the event the City acquires title to the portion of
the Forest Preserve District land, then that land will immedi-
ately become part of the subject property under the Ground
Lease Agreement.
The agreement further provides for the City to indemnify and
hold Elgin Riverboat Resort harmless from any damages, loss-
es, claims, and liability arising out of any environmental
contamination existing on the subject property as of the date
of the entry into the subject agreement. Elgin Riverboat
Resort must notify the City of any claims falling within this
indemnification and tender such matters to the City for de-
fense.
The agreement further provides that in the event Elgin River-
boat Resort incurs costs for which the City is responsible
under the subject Second Amendment, and the costs are not
paid by the City within thirty (30) days after receiving
invoice, then Elgin Riverboat Resort will have a right to set
off the costs against future rent. Such costs shall incur
interest at a rate one percent ( 1%) below the prime interest
rate.
The agreement further provides that in the event the City
vacates Wellington Avenue and is able to obtain a quit claim
deed to the easterly half of Wellington Avenue from the Chica-
go and Northwestern Railroad, then the vacated portion of
Wellington Avenue shall immediately become part of the sub-
ject property and subject to the Ground Lease Agreement with
Elgin Riverboat Resort.
FINANCIAL IMPACT
Environmental expenses will be charged to the South Grove TIF
Fund (260-0000-791-45-99) . The expenses identifiable at this
time are as follows:
1. 400 cubic yards of contaminated
soil $ 4,400
2 . Groundwater investigation and
corrective action policy $ 38,000
elk 3. Ground cover study estimate $ 5,000
Current Total $ 47,400
Mayor and Members of the City Council
January 28, 1994
• Page 4
A total of $100,000 has been allocated in the 1994 budget for
these expenditures.
LEGAL IMPACT
The City includes an indemnification and hold harmless agree-
ment for Elgin Riverboat Resort for any environmental contami-
nation existing on the property as of the entry into the
Second Amendment. This indemnification is a new obligation
and is an alternative to delivering a site completely free of
any hazardous materials or hazardous substances.
RECOMMENDATIONS
Approval of the Second Amendment to Development Agreement and
Ground Lease Agreement.
At I i
Robe t 0. Mal , Interim City Manager
WAC/nr
r
t Illinois Lnvironmcrttat rrotecuon Agency
1
' LEAKING UNDERGROUND STORAGE TANK PROGRAM
Request for Site Specific Cleanup Objectives
•
A. SITE IDENTIFICATION
IEPA Generator Number(10 Digit): 0314385231 "
(leave blank if unknown) i
IEMA#' 931019 ' ,-
SitcNamc: Former D.H. Martin Site (City of Elgin)
Site Address(Nat a P.O. Box): 210 South Grove Avenue
City: Elgin ___ County: Kane
B. THE REQUEST FOR SITE SPECIFIC CLEANUP OBJECTIVES IS DUE TO:
1. A release from an UST systcm containing used oil.
2. A release from an UST system containing a hazardous substance as defined in 35 iII.Adm.Code,Subtitle G,
Scction 731.112.
3. A release from an UST system containing a specific chemical.
4. X A release from an UST system for which generic or site-specific objectives have been established BUT DUE TO SITE-
SPECIFIC FACTORS,'CI iE OWNER IS REQUESTING THAT NO IURTI IER ACTION BE REQUIRED.
C.ENCLOSURES
Please check the enclosures attached to this form:
1. X Media of concern
2. X Amount of media remaining above cleanup objectives
3. X Description of facility operations
4. X Identification of adjacent businesses or facilities
5. X Description of the site area
6. X Identification of sensitive receptors
7. X Summary of site geology/hydrogcology
8. X Identification of conduits for migration of contamination
9. X Identification of risks and hazards/opiiens for minimizing these risks or hazards
10. 3 Type and depth of pavement
11. X Justification for this request/alternate technologies
12. X Site maps
13. X Analytical summaries
If you checked#4 on Part iI of this form then all of the enclosures(1 through 13)must be provided with this form.
D.SIGNATURES
Owner Operator(if different from Owner)
Name: Raymond Moller
Name:
Title: Director of City Property Title:
Signature: Signature:
Date: Date:
The Agency is authorized to require this information under 415 ILCS 5/4 and 21.Disclosure of this information is required.Failure to do so may result in a civil
penalty up to$25,000.00 for eadi day the failure continues,a fine up to$50,000.00 and imprisonment up to five years.This form has been approved by the Forms
Management Center.
IL 532 2285
LPC 511 Oct-93
140V 30 �,t; F- P.2/1-. 1.*
• j Al 111 .C. 1a7i4tltr�enta( Protection Agency
'. LEAKING UNDERGROUND STORAGE TANK PROGRAhi s
Request for Site Specific Cleanup Objectives u
A. SITE IDF,NTLFICATION i r>,.,•IGPA Generator Numb&(10 Digit): '= s� -
S ): 0314385231 •;..:..I.; . �r,..
•
(it;avu blank if unknown) • -". r
1EMA 4. 93101_9 -- •: .�t r_t;,»� ,L 'AA
SacNtunc: Former .id. Mgr r' Sire rite of E1gin) y,,✓ .'' s;_
She Address(Not a P.O.t?oz):_?_-10 South Grove Avenue �q' i'7 1
• Elgin • Ka" .r.;
City; g Comity:
B. THE REQUEST FOR SITE SPECIFIC CLEANUP OIUJECFIVES IS DUE TO:
1. A releases from an UST systctn euntainiug used oil. .
•
2. A release front an UST system containing a ha�atid us substance as dtiued IA 35 III.Atl:ri.Code,Subtitle G,
Section 731.112.
3. A release from an UST system con;alnIng a spcc:ltic chemir i.
4.....1L._ A release from an UST system for which generic or:Ate-specific objectives have been establish:4 BUT DUE TO SITE• -
SPE•CIlC FACTOttS.'P1tJ.OWNER IS REQUESTING THAT NO FURTHER ACTION BE REQUIRED.
C.ENCLOSURES •
Please check the enclosures attached to this form. ,
I. X Media of concern
2. g Amount of media remaining above cleanup objectives -
3. X ' Dostc tiptlon of facility operations'
. 4.•L- Ideati lcation of Ascent businesses or facilities . • • 4
5.X_ Description of tine:its arca
•6. X Identification of sensitive receptors . . • 1
7. X SunItllary Of site geotogylhydrogeology. • .
8. 'X Identification of condeits for migration of contamination
9. X Identification of risks and h..:a;(1Ceptiotis for minimizing theso risks or-bawds . i
10.L. Type and depth of pavement •
•11. X Justification for this recut stl9Jtcrn is ettL nologics
12..1-- Site maps •
i 13. X l ,Iytit:al summaries .
It you clocked H4 on Part B of tins form then all of the enclosurutt(1 through 13)wrist be providrd with this form.
I
D.SIGNATURES
Owns' Operator(j/cfi:retent from Owner).
Name: Raymond Moller .
Title ref of Dire re of Cit Property ��++ Title.' • .
Signature: ! t.0 %1, --4 Signature:-
Date: / 11 ?c. _ 5{)' - _ Date: - _
•
•
'1Lo Agency If authottzed to require this formal on uvlu 415 ILCS 514*ad 21.Disclosure of this Inform:ails:1 is required Feilurc'to ilo so may ttst;it in a civic
penalty up to S2J.G00,OO for read,day the future couamues,a:,no up to 350.00100 and impritonmeet up i3 rive y Wp.This two Ilse:area s,privrd by the roma
Wasp:ma cow.
IL 532 2285
LPC 511 Oct-93
• •
Illinois Environmental Protection Agency
LEAKING UNDERGROUND STORAGE TANK PROGRAM
Request for Site Specific Cleanup Objectives
•
A. SITE IDENTIFICATION
0318050001
IEPA Generator Number(10 Digit): `'•
(leave blank if unknown) tf,
913689 r.j ":•'"w,•••
IEMA#' 4;,''s
Site Na : City of Elgin !
Nam:
Site Address(Not a P.O.Box): 240 South Grove Avenue
City: Elgin County: Kane
B. TILL REQUEST FOR SITE SPECIFIC CLEANUP OBJECTIVES IS DUE TO:
1. X A release from an UST system containing used oil.
2. A release from an UST system containing a hazardous substance as defined in 35 111.Adm.Code,Subtitle G,
Section 731.112.
3. A release from an UST system containing a specific chemical.
A release from an UST system for which generic or site-specific objectives have been established BUT DUE TO SITE-
SPECIFIC FACTORS,'HIE OWNER IS REQUESTING Ti IAT NO FURTHER ACTION BE REQUIRED.
C.ENCLOSURES
Please check the enclosures attached to this form:
1. X Media of concern
2. X Amount of media remaining above cleanup objectives
3. X Description of facility operations
4. X Identification of adjacent businesses or facilities
5. X Description of the site area
6. X Identification of sensitive receptors
7. X Summary of site geology/hydrogcology
8. X Identification of conduits for migration of contamination
9. X Identification of risks and hazards/options for minimizing these risks or hazards
10. X Type and depth of pavement
11. X Justification for this request/alternate technologies
12. X Site maps
13. X Analytical summaries
If you checked#4 on fart B of this form then all of the enclosures(1 through 13)must be provided with this form.
D.SIGNATURES
Owner Operator(if different from Owner)
Name: Raymond Moller Name:
Title: Director of City Property Title:
Signature: Signature:
Date: Date:
The Agency is authorized to require this information under 415 ILCS 5/4 and 21.Disclosure of this information is required.Failure to do so may result in a civil
penalty up to$25,000.00 for cadt day the failure continues,a fine up to$50,000.00 and imprisonment up to five years.This form has been approved by the Forms
Management Center.
IL 532 2285
LPC 511 Oct-93
•
NOV 30 '93 15:39 FlTEC FAX 70E3/916-7013 P.2/12
• ' rr Rinn is rruturrental Protection Agency
• LEAKING UNDERGROUND STORAGE TANK PROGRAM
Request for Site Specific Cleanup Objectives '
A. SETE IDENTIFICATION V+ .,
12.PA Generator Number(10 Digit): 0318050001 ,'�
""'i:u .�"t." r":1 a
(leave blank If unknown) ��, `3'x+
1EMA 913589 sir IZ�v i�l`�'.
Name: City of E1gin �il� 5�+�,. C
Sits
Site Address(Not a P.O. Sox}• 240 South Grove Avenue �� ;' 1
City:_ Elgin County: Kane —=
B. THE REQUEST FOR SITE SPECIFIC CLEANVP OBJECTIVES IS DUI u
1.1_A release from an UST system containing used oil.
2.. A release from an'UST systt.-zm containing a hrtzar4ous substance as ticfined in 35 III.Adm.Code,Sebtitle 0,
Section 731.112:
3. A tetease from an UST system containing a specific:chemical. •
4
•
...L_-. A release from an UST system for'which generic or site-specific objectives have bees establistxti lluP Durl TO SITE- j
SPECIFIC l ACi'ORS,Tt1E OWNER IS RtiQt11:STING TI IAT NO FURTHER ACTION DE REQUIRED.
. ' C.ENCLOSURES
Please check the enelosurttr attached to this film:
1. X Media of concern
2.-�- Amount of media remaining above elesuiup objectives .
3. Description of facility operations
—X-
. 4. Identiliel.tiotl of adjacent vusiu■ey::et or facilities
5.X Oesc.'iptlon of Use site area • .
6,X.- I.,cntiflrnGon of settsiti.c re.'aptors .
7. ary of site geology/hydrogeology V V .
8.`�— Identification of-conduits for migration of contamination .
9.X Identification of risks and azards'options for minimizing these risi3 or hazards
10. Type and depth of pavement • V r
•11.X Justification for this request/alternate technologies
12. X Site reaps .
13. X Analytical summaries • •
If you checked#4 on Part D of this form thc.n all of the enclowurrs(I through 13;must be provide with this form.
• D.SIGNATURE'S .
Owner Operator(if difere uPpm Owner)
Name: Raymond Holler Name .
Tile: . I) mater of City Pro..ert Title: _
Signature: >�` 1• - ,•"!. '�, Signature: _
Date:....__ .' L f' 3,:3 - �j?. Data: -
•
.
The Apecy is smite/tiled to require this infurmet on under 41S ILCS 1/4 and 21.Dischouto of this iafornlation Is rewired.Failure to do so tuay result ill a ci•.,:l
panalty up to.7z.5,.:190,00 for adt day the Allure continues,a fine up to 554,000.00 and imprisonment up to flue pets.This form haw been approved by;he Pi ct 4
.tis*amen Coats.
It. 532 2285
LPC 511 Oct-93 • '
Request For Specific Cleanup Objectives City of Elgin,Illinois
BACKGROUND
Over the past two decades, commercial, retail, and industrial entities have been leaving the City
of Elgin's downtown area. This exodus has resulted in large brownfield areas, many of which
have experienced some type of environmental impact. The City has aggressively sought to
revitalize the downtown area by soliciting commercial enterprises to locate in the inner-city. The
City has prepared many locations by clearing old buildings, removing underground tanks, and
performing substantial environmental remediations using limited City funds.
On August 26, 1993, the Elgin Landing, a private company, received the tenth and last license
from the Illinois Gaming Commission to operate a riverboat casino. In accordance with the
Illinois gaming regulations which gives preference to blighted areas, Elgin was an ideal
candidate for the riverboat license. The location for this entertainment complex is at one of the
brownfield areas prepared by the City of Elgin. This location is the subject of this request for
alternate clean-up objectives. A total of 13 underground tanks were removed from the site. To
date, approximately 2,000 cubic yards of contaminated soil have been removed and managed as
petroleum contaminated soil. An additional 600 cubic yards are scheduled to be removed this
week. There are 6 groundwater monitoring wells on the subject site and 3 monitoring wells on
the adjacent site, also owned by the City.
As a component of the construction, the top 3 feet of soil will be removed from the building and
parking areas. Some of the remaining contamination will be eliminated as a result. At many
locations, contamination in the soil exists below the groundwater, approximately 5 to 7 feet
below the surface. Excavation of soils in the saturated zone is impractical.
While the sources (i.e. tanks and highly contaminated soil) have been or will be removed,
contamination remains above the generic and common site specific clean-up standards. The City
of Elgin requests approval to leave all remaining contaminants in soil in place. The City will
continue to investigate the site through groundwater studies and will design and operate an
appropriate groundwater remediation program.
Request For Specific Cleanup Objectives City of Elgin,Illinois
C. Enclosures
1. Media of Concern
The City of Elgin is requesting that certain constituents above generic LUST
cleanup objectives be allowed to remain in the soils. For the most part, these
constituents are several feet below grade, will be located under an asphalt or
concrete paved area, and/or will have additional soils placed over the area to
achieve certain construction grades.
Following construction of the improvements to the subject site (the Pavilion), the
City of Elgin will begin evaluation/implementation of a groundwater remediation
system.
2. Amount of Media Remaining Above Cleanup Objectives
The amount of media (soil) above generic cleanup objectives is estimated to be
2,030 cubic yards. However, because construction activities will require the first
three feet of soils to be removed, some of the contaminated media must be
removed from the subject site. The amount of contaminated media to be removed
from the subject site because of construction activities is estimated to be 440
cubic yards. Therefore, the amount of media remaining above generic cleanup
objectives is estimated to be 1,590 cubic yards. The attached Exhibit 1 illustrates
the locations of the contaminated media remaining in-place, the depth of the
samples, the contaminated media to be removed, and the location of the Pavilion
and parking surfaces.
3. Description of Facility Operations
Currently, the subject site is a level field. The subject site at one time housed
automobile dealerships, auto repair shops, auto body shops, and other operations
typically dealing with the automotive maintenance industry.
As part of a redevelopment for this area, the City of Elgin purchased the subject
site and razed the buildings. At three of the property locations on the subject site,
underground storage tanks were removed, consequently resulting in the
development of soil and groundwater data for the subject site.
The subject site is currently being prepared to be the location of the Pavilion for
Elgin Landing. Elgin Landing is an entertainment complex consisting of two
1
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Request For Specific Cleanup Objectives City of Elgin,Illinois
movie theaters, a restaurant, sports bar, and housing the land based operations for
a riverboat casino. Upon completion, approximately 75% of the subject site will
be covered with buildings, parking lots, driveways, and loading docks.
In preparing the building and paving areas, approximately two to three feet of
geotechnically unsuitable material will be removed. Those portions which are
contaminated will be managed off-site as petroleum contaminated soil.
During construction of the Pavilion and parking facilities, there will be minimal
excavation into soils where contaminated soils remain. A management plan which
will include field screening and management of excavated contaminated soils will
be developed and utilized during construction. Proper procedures during
construction will be taken to minimize contact. by workers with contaminated
soils. While there will be public access to the facility at completion of
construction, the remaining contaminated soils will be covered and protected.
4. Identification of Adjacent Businesses or Facilities
The subject site is bounded by Lake Street to the north, South Grove Avenue to
the east, National Street to the south, and the Fox River to the west.
North of Lake Street is additional property owned by the City of Elgin. This
property will be used by the developers of Elgin Landing to build the riverboat
casino. It is unknown as to what the future use of this property may be, but
speculation is that it will be used in a manner which complements the
entertainment complex being constructed on the subject site.
East of South Grove Avenue is another vacant parcel of land owned by the City
of Elgin. This vacant parcel is part of the entertainment complex being
constructed on the subject site. This vacant parcel will house a three level parking
garage, which will provide parking for the Pavilion.
South of National Street is a shopping development consisting of a grocery store,
pizza parlors, sandwich shops, dry cleaners, and other commercial facilities
associated with shopping developments.
West of the subject property is the Fox River.
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Request For Specific Cleanup Objectives City of Elgin,Illinois
5. Description of the Site Area
The site area can be described as a commercial development area. The
entertainment complex being constructed, as well as the shopping development
south of the subject site, fit this general use description.
6. Identification of Sensitive Receptors
The potential for human exposure to the contaminated soils to be left in place is
very low. The contaminants are already several feet below the existing grade.
Improvements to the property include concrete slabs and asphalt parking areas
(See item 10). In addition, additional soils will be brought to the site to achieve
the final grades for the building. Therefore, the potential for physical contact with
the contaminated soils is very low.
The physical properties of the contaminants also provide protection to human
exposure, because of the contaminants' low vapor pressures, low solubility, and
the contaminant's affinity to adsorb onto the soils. These same physical properties
also minimize exposure to the other receptors and/or environmental media. A
table summarizing these physical properties is presented on Table 1. An
explanation of these physical properties is attached as Exhibit 2.
Groundwater will be addressed and remediated as necessary in the near future.
Exposure through groundwater is more relevant than exposure through soil. There
are no groundwater users between the subject property and the Fox River.
7. Summary of Site Geology/Hydrogeology
Geology
The site regionally lies within the Central Glaciated Physiographic Province.
This province is characterized in general by surficial unconsolidated glacial
deposits overlying sedimentary bedrock units. Based on the "Summary of the
Geology of the Chicago Area" (H.B. Willman, 1971), the depth to bedrock in the
site vicinity is estimated at approximately 40 feet below grade. The site is
located on the bedrock geologic map close to a contact between the Silurian
dolomite and underlying Ordovician Maquoketa shale. The surficial
unconsolidated deposits on site are mapped as the Mackinaw member of the
Henry Formation. These deposits are typically sand and gravel deposits in
valleys. They are generally well sorted and evenly bedded, and derived from
3
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Request For Specific Cleanup Objectives City of Elgin,Illinois
glacial outwash. Due to the site location adjacent to the Fox River, recent
Holocene-age fluvial deposits are expected to form a thin veneer over Henry
Formation deposits on the site. The site itself is located within the flood plain of
the Fox River.
The site has an elevation of approximately 708 feet, MSL, with a relatively flat
topography. The one block which comprises the site consists of grass-covered
flat lots, with silty-clay soils exposed in many areas. Surface runoff leaves the
site via storm drain manholes and gutters along streets. Surface runoff from the
site is toward Lake Street to the north, South Grove Avenue at the center of the
site, National Street to the south, and the Fox River to the west. The overall
terrain in the local area slopes west towards the Fox River.
The USDA Soil Survey of Kane County, Illinois indicates that the shallow soils
in the vicinity of the site are classified as Millington loam. The Millington loam
soils primarily consist of level or nearly level, poorly drained soil on alluvial
bottom lands adjacent to streams. Typically, the surface layer is calcareous black
loam and mottled, black, silty-clay loam about 28 inches thick. The subsoil is
typically calcareous, stratified, mottled, very dark gray and black sandy-loam,
and silty-clay loam about 14 inches thick.
Beginning in late March 1993, a soil boring investigation was performed on the
northwest portion of the site (the former D.H. Martin site), which is currently
designated Environmental Project Area #2 (See Exhibit 1). The borings included
SB-1, SB-2, SB-3, DHM-5, DHM-6, DHM-8, and MWDHM-1. Boring data
indicates that the shallow soils at the D.H. Martin site consist basically of sand
and gravel fill material to a depth of between approximately 3 - 5 feet below
grade. This material appears to include re-worked fluvial deposits and
construction rubble such as brick and stone. Alternating layers of sand and gravel
were encountered between approximately 5 and 14 feet below grade. The sand
and gravel deposits are believed to be part of the Mackinaw member of the Henry
Formation. A sandy-silt to a silty-clay was encountered at approximately 14 feet
below grade. Clay was noted in boring SB-2 as containing small pebbles. The
cohesive silt and clay deposits encountered at this depth on site appear to be
representative of the Minooka Moraine, which may underlie much of the Henry
Formation deposits in the area. Saturated soils were first encountered at
approximately 4.5 - 6 feet below grade within the fill and Henry Formation
deposits.
4
Request For Specific Cleanup Objectives City of Elgin,Illinois
Additional borings were performed throughout the study site. These borings were
located in Environmental Project Area #3 (Pavilion Site), Environmental Project
#4 (Bunge Site), and Environmental Project #5 (Wellington/South Grove Site).
The results of these borings also indicated surficial fill material of sand and
gravel, sometimes including silt and clay within the fill. Fill material extended
to a depth ranging from approximately 0.5 to 7 feet below grade, with an average
thickness of approximately 4 - 5 feet. As on the D.H. Martin portion of the site,
the fill was underlain by sand and gravel of the Henry Formation. Silt and clay
lenses were present within the sand and gravel, especially in borings located in
the eastern portion of the site along Wellington Avenue. The additional borings
along both sides of South Grove Avenue, extended to a maximum depth of
approximately 11 - 13 feet below grade.
Hydrogeology.
Shallow groundwater in the local vicinity is influenced by the presence of the Fox
River, which flows generally from north to south and eventually discharges to the
Illinois River. The Fox River valley is the drainage basin for the area and
shallow groundwater generally discharges to the Fox River as baseflow. Deeper
groundwater flow at or just east of the site may be structurally influenced by the
Maquoketa Shale. The Maquoketa is a relatively impermeable bedrock unit, and
regionally dips to the east toward Lake Michigan. In certain locations, deeper
groundwater may flow down-dip to the east across the Maquoketa surface.
As previously indicated, shallow groundwater on site occurs within the surficial
fill and Henry Formation sands and gravels. Limited groundwater monitoring
data from site monitoring wells MW-4 through MW-8 indicates that shallow
groundwater flow direction in the vicinity of these wells is west towards the Fox
River. Localized variations in flow direction may occur on site, however the
general flow direction throughout the site is expected to be west toward the Fox
River.
The City of Elgin and the site area are served by a municipal water supply.
Based on conversations with Rich Hoke, City of Elgin Building Maintenance
Superintendent, the City of Elgin utilizes the Fox River for the majority of its
• drinking water supply. The intake for the drinking water supply from the Fox
River is several miles north (upstream) of the subject site. The City also
supplements this with supply wells located in various areas throughout the City.
The closest supply wells to the study site are reportedly located in the vicinity of
Slade Avenue, approximately one mile or more from the study site. ATEC did
not investigate which geologic units the City wells may be screened in, but based
on the geologic setting, it is anticipated that the supply wells may be tapping the
5
Request For Specific Cleanup Objectives City of Elgin,Illinois
•
shallow Silurian Dolomite or a unit deeper than the Maquoketa Shale. Pumping
of the water supply wells are not expected to influence the local shallow
groundwater flow direction on the study site.
8. Identification of Conduits for Migration of Contamination
The levels of contaminants requested to be left on site are sufficiently low that
there is minimal risk of migration through unsaturated soil. The risk of explosion
from migrating fumes is not applicable at this site. The primary migration
pathway is through groundwater.
The type of soils existing at the site within the groundwater table consist of sands
and gravels. This soil type is such that potential for contaminant migration is
high. However, limited groundwater sampling at the site indicates that
groundwater has not been significantly impacted by the constituents found in the
soils. The groundwater flows westerly and discharges to the Fox River.
Completion of the Pavilion, the associated parking and landscaping will minimize
the migration of contamination from the vadose zone into the groundwater. Paved
surfaces of the site will effectively eliminate infiltration of surface water beneath
the site. Surface water will be managed by a number of storm sewers and drains,
which will provide direct conduits of the surface waters to the Fox River.
9. Identification of Risks and Hazards/Options for Minimizing These Risks or
Hazards
The physical properties of the constituents to be left in place are presented in
Table 1. As shown, these contaminants are not very mobile in the environment
which will be created at this site. Also, following construction of the Pavilion,
the City of Elgin will begin evaluation/implementation of a groundwater
remediation system.
10. Type and Depth of Pavement
Elgin Landing will be an 80,000 square foot entertainment complex. The first
floor of Elgin Landing will cover 51,000 square feet of ground. The first floor
of the building will consist of a typical concrete slab on grade at an elevation of
712.75 feet, MSL. The five inch slab on grade will be reinforced with rebar, be
underlain by a vapor barrier, and placed on six inches of well compacted granular
6
Request For Specific Cleanup Objectives City of Elgin,Illinois
fill. The property currently is at an elevation of approximately 708 feet, MSL.
Site preparation of the building site will require the removal of three feet of
geotechnically unsuitable soils. The removal of these soils will essentially be
beneath the footprint of the Pavilion (approximately 51,000 square feet). Removal
of this geotechnically unsuitable material will result in an elevation of 705 feet,
MSL for the excavated grade. Several feet of fill material will be imported to the
site to raise the grade to achieve establishing the floor elevation of 712.75 feet,
MSL. This fill material will more than likely consist of suitable geotechnical soils
or crushed stone. The fill material will be compacted to meet the necessary
geotechnical specifications of the project.
A surface parking lot to the south of the Pavilion will be constructed. This
parking lot is approximately 50,400 square feet. The parking area will consist of
asphalt. The asphalt will be 2'/2 to 3 inches thick. It will be underlain by
approximately 8 to 12 inches of granular subbase. Site preparation of the parking
lot will require removal of approximately 2'/2 to 3 feet of soils. If this soil is
contaminated, it will be removed from the site and managed as petroleum
contaminated soil. If this soil is not contaminated, it may be used for landscaping
or to achieve final grades around the building.
The remaining portions of the subject site will be graded and landscaped.
11. Justification For This Request/Alternate Technologies
The City of Elgin requests alternate cleanup objectives for the following reasons:
1. Groundwater is the principal media of concern at this site. Following
construction of the Pavilion, the City of Elgin will begin
evaluation/implementation of a groundwater remediation system.
2. Although existing groundwater data is limited, based on available
groundwater data, most of the contaminants detected in soil are not
detected in groundwater, or, if detected, are below Class 1 groundwater
standards. The constituents detected to date above Class 1 groundwater
standards and/or IEPA LUST objectives have been benzene,
benzo(a)anthracene, lead, arsenic, and chromium. Table 2 presents a
summary of the groundwater data collected to date.
3. The construction of buildings and pavement over the site will effectively
serve as an impermeable barrier. Infiltration will be minimized.
7
a
Request For Specific Cleanup Objectives City of Elgin,Illinois
4. At the levels requested to be left on site, mobility of the contaminants in
this environment will be slight. Most of the contaminants tend to sorb to
soil.
5. Because of the disturbed nature of the site (ie demolition and filling have
moved soil around the site) there is no classic "plume" of soil
contamination. Rather, there are multiple pockets of relatively low detects.
6. Groundwater is encountered approximately five to seven feet below the
surface. Much of the remaining contamination is found in this interval.
Removal of soil below groundwater is not practical.
Table 3 presents the constituents and concentrations requested to remain in place.
Exhibit 2 discusses the physical properties and mobility.
The City of Elgin is also requesting that the IEPA consider alternate cleanup
objectives for parameters listed in Table 4. The parameters presented in Table 4
are based on sidewall sampling from one of the tank excavations (Excavation 6).
This excavation has been backfilled with clean fill. The list of parameters and
maximum concentrations presented in Table 4 represent what has been left in
place at this excavation site.
Sidewall samples from Excavation 6 were analyzed for total metals. Many of the
metals (beryllium, copper, nickel, silver, zinc) analyzed for are not LUST
pollutants and may be naturally occuring. Therefore, these metals should not be
considered in the determination of alternate cleanup objectives. It should also be
noted that the samples were analyzed for total metals and not TCLP metals.
Therefore, this data cannot be used in determining alternate cleanup objectives.
In addition, arsenic, chromium, and mercury were not detected above the Type
A cleanup objectives in TCLP samples taken from adjacent soil borings. Only
lead was detected above Type A cleanup objectives in TCLP samples taken from
adjacent soil borings.
Sidewall samples from Excavation 6 were also analyzed for total cyanide and total
recoverable phenolics. These are not LUST pollutants. Therefore, total cyanide
and total recoverable phenolics should not be considered in the determination of
alternate cleanup objectives.
Sidewall samples from Excavation 6 were also analyzed for y-BHC. This is not
a LUST pollutant and should not be considered in the determination of alternate
cleanup objectives. The seven LUST pollutant pesticides detected in sidewall
sampling were not detected in samples from subsequent borings.
8
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7
Request For Specific Cleanup Objectives City of Elgin,Illinois
Sidewall samples from Excavation 6 detected chloroform and tetrachloroethylene.
These two compounds were detected in adjacent samples from soil borings at
higher levels. However, the soil boring and depth in which tetrachloroethylene
was detected will have those soils removed because they occur within three feet
of the surface and consist of geotechnically unsuitable soils.
The levels of 1,1,1-Trichloroethane found in the soils are such that they could not
cause groundwater to exceed the Class I groundwater standard of 200 ug/1.
Dibromomethane and 4-methyl-2-pentanone were not detected in adjacent soil
sampling.
The sidewall sampling in Excavation 6 also detected bis(2-Ethylhexyl)phthalate,
which is a PVC plasticizer. It's presence in a sidewall sample is not normally
associated with LUSTs. This constituent was not detected in adjacent samples
from soil borings.
The IEPA should also be aware that the City of Elgin intends to conduct
additional soil sampling in the vicinity of soils borings where soils less than three
feet in depth are identified as being contaminated and will be removed. This
additional soil sampling will be conducted to determine the horizontal extent of
contamination and to determine the amount of soils which need to be managed
off-site as petroleum contaminated soils. No soil sampling beneath three feet will
be conducted in these areas.
12. Site Maps
a) USGS Quadrangle - Topography. Well logs will be requested. There are
no wells between the subject site and the Fox River.
b) Exhibit 1 - Environmental Project Location Map
This map presents the soil boring locations, outlines of the tank
excavations, and the footprint of the Pavilion building and parking lot to
be constructed on the site.
c) Sheet l of l
This map shows the grading plan for the subject site, footprint of the
building, parking lot, and landscaping.
9
Request For Specific Cleanup Objectives City of Elgin,Illinois
13. Analytical Summaries
See attached summary tables.
10
Constituents Exceeding Cleanup Objectives or Constituents Detected with no Cleanup Objectives in Soil Borings
Soil Boring B-4 B-5 B-6 B-7 B-8 B-10 B-11 B-12
Depths 7-9 ft 3-5ft 1-3 ft 5-7 ft 5-7 ft 7-9 ft 5-7 ft 7-9 ft
OVM/HNU reading 1.4 ppm 35 ppm 11 ppm 0.2 ppm 0 ppm 0 ppm 0 ppm 0 ppm
Date 2/3/93 2/3/93 2/3/93 2/4/93 2/4/93 3/5/93 3/5/93 3/5/93
Sampling by Ainlay Ainlay Ainlay Ainlay Ainlay Ainlay Ainlay Ainlay
Methods TCLP Metals TCLP Metals TCLP Metals TCLP Metals TCLP Metals TCLP Metals TCLP Metals TCLP Metals
• Pest/PCB 8080 Pest/PCB 8080 Pest/PCB 8080 Pest/PCB 8080 Pest/PCB 8080 Pest/PCB 8080 Pest/PCB 8080 Pest/PCB 8080
VOA 8240 VOA 8240 VOA 8240 VOA 8240 VOA 8240 VOA 8240 VOA 8240 VOA 8240 _
Type A Type B Semi—Voa 8270 Semi—Voa 8270 Semi—Voa 8270 Semi—Voa 8270 Semi—Voa 8270 Semi—Voa 8270 Semi—Voa 8270 Semi—Voa 8270
Cleanup Cleanup
Parameter Objective Objective _ PNAs 8310/8270 PNAs 8310/8270 PNAs 8310/8270
TCLP Cadmium 0.005 0.05
TCLP Lead 0.0075 0.1 0.008(A)
Benzene 5 25 8018) _
Total BTEX 11705 13525 _
Anthracene 42000 210000
Benzo(a)anthracene 2.6 13 1125(B) 1464(B) 52.2(B)
Benzo(k)fluoranthene 3.6 18 1088(B) 1073(B) 29.7(B)
Benzo(k)fluoranthene 3.4 17 27.7(B)
Benzo a . ene 4.6 23 685 B 804 B 58.5 B
Indeno(1,2,3,—c,d)pyrene 8.6 43 42(B)
Fluoranthene 5600 28000 T
Fluorene 5600 28000, —
Pyrene 4200 21000
Chrysene 30 150 1606(B) 1124(B)
Naphthalene 25 39. 1901(B)
Total Non—Carcinogenic PNA's 4200, 21000
Dibenzofuran 440
2—Methylnaphthalene 2295
Tetrachloroethylene ,
Trichloroethylene _
Chloroform
(A)—Exceeds Type A cleanup objective
(B)—Exceeds Type A and Type B cleanup objective
Units are mg/i for TCLP metals
Units are ug/kg for all other constituents
(')Results are reported on a wet weight basis except for
TCLP metals and PNAs for B-103,B-106,and B-108.
Location of highest concentration
to remain on site.
1 Sampling interval to be removed for construction
2 Additional soil to be removed as part of tank closure.
30—Nov-93 Summary of Data Page 1
•
Constituents Exceeding Cleanup Objectives or Constituents Detected with no Cleanup Objectives in Soil Borings
Soil Boring B-101 8-102 B-103(')` B-104 B—lOS B-106(') B-107 B-108(•) ` ._
Depths 2-4 ft 4-6 ft 0-2 ft 4-6 ft 4-6 ft 2-4 ft 2-4 ft 0-2 ft
OVM/HNU reading 1 ppm 1.4 ppm 6.9 ppm 0 ppm 1.4 ppm 0 ppm 0 ppm 6.9 ppm
Date 5/11/93 5/11/93 5/11/93 5/11/93 5/14/93 5/11/93 5/11/93 5/11/93
Sampling by ATEC ATEC ATEC ATEC ATEC ATEC ATEC ATEC
Methods TCLP Metals TCLP Metals TCLP Metals
Pest/PCB 8080 Pest/PCB 8080 Pest/PCB 8080
VOA 8240 VOA 8240 VOA 8240
Type A Type B Semi—Voa 8270 Semi—Voa 8270 Semi—Voa 8270
Cleanup Cleanup BTEX 8240
Parameter Objective Objective .PNAs 8310/8270 PNAs 8310/8270 PNAs 8310/8270 PNAs 8310/8270 PNAs 8310/8270 PNAs 8310/8270 PNAs 8310/8270 PNAs 8310/8270
TCLP Cadmium 0.005 0.05 0.09(B) 0.011(A) 0.014(A)
TCLP Lead 0.0075 0.1 0.52(B) 0.068(A) 0.108(B)
Benzene 5 25
Total BTEX 11705 13525
Anthracene 42000 210000
Benzo(a)anthracene 2.6 13 9.32(A) 52.7(B) 172(B) 365(B) .
Benzo(b)fluoranthene 3.6 18 95.8(B) 258(B)
Benzo(k)fluoranthene 3.4 17 124(B) 283(B)
Benzo(a)pyrene 4.6 23 159(B) 546(B)
Indeno(1,2,3,—c,d)pyrene 8.6 43 89.7(B) 431(B)
Fluoranthene 5600 28000 _ 8998(A)
Fluorene 5600 _ 28000
Pyrene 4200 21000 _ 4631(A)
Chrysene 30 150 1034(B)
Naphthalene 25 39 _
Total Non—Carcinogenic DNA's 4200 21000 8400(A)
Dibenzofuran .
2—Methylnaphthalene
Tetrachloroethylene 988
Trichloroethylene 22.3
Chloroform
(A)—Exceeds Type A cleanup objective
(B)—Exceeds Type A and Type B cleanup objective
Units are mg/I for TCLP metals
Units are ug/kg for all other constituents
(')Results are reported on a wet weight basis except for
TCLP metals and PNAs for B-103,B-106,and B—108. •
Location of highest concentration
to remain on site.
Sampling interval to be removed for construction
2 Additional soil to be removed as part of tank closure.
30—Nov-93 Summary of Data Page 2
Constituents Exceeding Cleanup Objectives orConstituents Exceeding Cleanup Objectives in Soil Borings
Soil Boring B-109 B-110 B-111 B-112 B-113 B-114 1 B-115 B-1161
Depths 2-4 ft 6-8 ft 2-4 ft 4-6 ft 4-6 ft 0-2 ft 2-4 ft 0-2 ft
OVM/HNU reading 7.3 ppm 4.4 ppm 12.5 ppm 16 ppm 9 ppm 11.5 ppm 10 ppm 6.6 ppm
Date 5/14/93 5/14/93 5/14/93 5/14/93 5/14/93 5/14/93 5/17/93 5/17/93
Sampling by ATEC ATEC ATEC ATEC ATEC ATEC ATEC ATEC
Methods TCLP Metals TCLP Metals TCLP Metals TCLP Metals TCLP Metals
VOA 8240 VOA 8240 VOA 8240 VOA 8240 VOA 8240 VOA 8240 VOA 8240 VOA 8240
Type A Type B
Cleanup Cleanup
Parameter Objective Objective
TCLP Cadmium 0.005 0.05 0.01(Al 0.01(A)
TCLP Lead 0.0075 0.1 , 0.129(B) ,
Benzene 5 25 20.4(A) ,
Total BTEX 11705 13525 ,
Anthracene 42000 210000
Benzo(a)anthracene 2.6 13
Benzo(b)fluoranthene 3.6 18
Benzo(k)fluoranthene 3.4 17 _
Benzo(a)pyrene 4.6 23
Indeno(12,3,—c,d)pyrene 8.6 43 ,
Fluoranthene 5600 28000
Fluorene 5600 28000
Pyrene 4200 21000
Chrysene 30 150
Naphthalene 25 39
Total Non—Carcinogenic PNA's 4200 21000
Dibenzofuran _
2—Methylnaphthalene
Tetrachloroethylene ,
Trichloroethylene
Chloroform 50
(A)—Exceeds Type A cleanup objective
(B)—Exceeds Type A and Type B cleanup objective '
Units are mg/1 for TCLP metals
Units are ug/kg for all other constituents
(•)Results are reported on a wet weight basis except for
TCLP metals and PNAs for B-103,B-106,and B-108.
Location of highest concentration
to remain on site.
Sampling interval to be removed for construction
2 Additional soil to be removed as part of tank closure.
30—Nov-93 Summary of Data Page 3
Constituents Exceeding Cleanup Objectives or Constituents Detected with no Cleanup Objectives in Soil Borings
Soil Boring MWDH-1 MWDH-1 DHM-5 DHM-5 DHM-6 DHM-8 DHM-8 SB-1
Depths 7-9 ft 11-13 ft 7-9 ft 9-11 ft 5-7 ft 5-7 ft 9-11 ft 3-5 ft
OVM/HNU reading 99 ppm 0 ppm 73 ppm 0 ppm 0 ppm 9624 ppm 931 ppm 0 ppm
Date 9/16/93 9/16/93 9/24/93 924/93 9/24/93 9/24/93 9/24/93 4/2/93
Sampling by ATEC ATEC ATEC ATEC ATEC ATEC ATEC ATEC
Methods TCLP Lead TCLP Lead TCLP Lead TCLP Lead TCLP Lead
Type A Type B
Cleanup Cleanup BTEX 8240 BTEX 8240 BTEX 8240 BTEX 8240 BTEX 8240 BTEX 8240 BTEX 8240 BTEX 8020
Parameter Objective Objective PNAs 8310/8270 PNAs 8310/8270 PNAs 8310/8270 PNAs 8310/8270 PNAs 8310/8270 PNAs 8310/8270 PNAs 8310/8270 PNAs 8310
TCLP Cadmium 0.005 0.05
TCLP Lead 0.0075 0.1
Benzene 5 25 7.1(A) 1200(B)
Total BTEX 11705 13525 _ 74400(B)
Anthracene 42000 210000
Benzo(a)anthracene 2.6 13 230(B)
Benzo(b)fluoranthene 3.6 18
Benzo(k)fluoranthene 3.4 17 110(B)
Benzo(a)pyrene 4.6 23
Indeno(1,2,3,—c,d)pyrene 8.6 43
Fluoranthene 5600 28000 33000(B)
Fluorene 5600 28000
Pyrene 4200 21000
Chrysene 30 150 340(B)
Naphthalene 25 39 12000 (B)
Total Non—Carcinogenic PNA's 4200 21000 10711(A)
Dibenzofuran
2—Methylnaphthalene
Tetrachloroethylene
Trichloroethylene
Chloroform
A)—Exceeds Type A cleanup objective
B)—Exceeds Type A and Type B cleanup objective
Jnits are mg/I for TCLP metals
Jnits are ug/kg for all other constituents
')Results are reported on a wet weight basis except for
TCLP metals and PNAs for B-103,B-106,and B-108.
Location of highest concentration
to remain on site.
Sampling interval to be removed for construction
2 Additional soil to be removed as part of tank closure.
0—N0_v=93 Summary of Data Page 4
Constituents Exceeding Cleanup Objectives or Constituents Detected with no Cleanup Objectives in Soil Borings
Soil Boring SB-1 SB-2 SB-2 SB-3 SB-3 UST-12 UST-22 UST-32
Depths 13-15 ft 9-11 ft 13-15 ft 5-7 ft 13-15 ft Sidewall Sidewall Sidewall
OVM/HNU reading 0 ppm 0 ppm 0 ppm 476 ppm 1 ppm
Date 4/2/93 4/2/93 4/2/93 4/2/93 4/2/93 10/21/93 10/21/93 10/21/93
Sampling by ATEC ATEC ATEC ATEC ATEC ATEC ATEC ATEC
Methods
Type A Type B
Cleanup Cleanup BTEX 8020 BTEX 8020 BTEX 8020 BTEX 8020 BTEX 8020 BTEX 8020 BTEX 8020 BTEX 8020
Parameter Objective Objective PNAs 8310 PNAs 8310 PNAs 8310 PNAs 8310 PNAs 8310 PNAs 8310 PNAs 8310 PNAs 8310
TCLP Cadmium 0.005 0.05
TCLP Lead 0.0075 0.1
Benzene 5 25 360(8) 9200(B) 830(B) 1000(B)
Total BTEX 11705 13525 319500(B) 86930(B) 95300(B)
Anthracene 42000 210000 47000(A)
Benzo(a)anthracene 2.6 13 _ 850(B) 96(B) 620(B)
Benzo(b)fluoranthene 3.6 18
Benzo(k)fluoranthene 3.4 17
Benzo(a)pyrene 4.6 23
Indeno(1,2,3,—c,d)pyrene 8.6 43
Fluoranthene 5600 28000 56000(B) 33000(B) 11000(A) 21000(A)
Fluorene 5600 28000
Pyrene 4200 21000 5200(A) 8300(B) 5900(A)
Chrysene 30 150
Naphthalene 25 39 5400(B) 24000(B) 14000(B) 8600(B)
Total Non—Carcinogenic PNA's 4200 21000 11920(A) 18941(B) 7711(A) 12711(A)
Dibenzofuran
2—Methylnaph thalene
Tetrachloroethylene
Trichloroethylene
Chloroform
(A)—Exceeds Type A cleanup objective
(B)—Exceeds Type A and Type B cleanup objective
Units are mg/1 for TCLP metals
Units are ug/kg for all other constituents
(8)Results are reported on a wet weight basis except for
TCLP metals and PNAs for B-103,B-106,and B-108.
Location of highest concentration
to remain on site.
i Sampling interval to be removed for construction
2 Additional soil to be removed as part of tank closure.
30—Nov-93 Summary of Data Page 5
Constituents Exceeding Cleanup Objectives or Constituents Detected with no Cleanup Objectives in Soil Borings
Soil Boring UST-4 2 AST-1 2 AST-2 2 AST-3 2 AST-4 2 AST-5 2 AST-6 2
Depths Sidewall
OVM/HNU reading
Date 10/21/93 10/21/93 10/21/93 10/21/93 10/21/93 10/21/93 10/21/93
Sampling by ATEC ATEC ATEC ATEC ATEC ATEC ATEC
Methods
Type A Type B •
Cleanup Cleanup BTEX 8020 BTEX 8020 BTEX 8020 BTEX 8020 BTEX 8020 BTEX 8020 BTEX 8020
Parameter Objective Objective PNAs 8310 PNAs 8310 PNAs 8310 PNAs 8310 PNAs 8310 PNAs 8310 PNAs 8310
TCLP Cadmium 0.005 0.05
TCLP Lead 0.0075 0.1
Benzene 5 25 1100(B) 2300(B) 8900(B)
Total BTEX 11705 13525 52100(B) 194700(B)
Anthracene 42000 210000 66000(B)
Benzo(a)anthracene 2.6 13 3800(B) 1800(B) 1600(B)
Benzo(b)fluoranthene 3.6 18
Benzo(k)fluoranthene 3.4 17
Benzo(a)pyrene 4.6 23
Indeno(1,2,3,—c,d)pyrene 8.6 43
Fluoranthene 5600 28000 59000(B) 79000(B) 81000(B)
Fluorene 5600 28000 6300(A) 6800(A)
Pyrene 4200 21000 29000(B) 8800(A) 6900(A)
Chrysene 30 150 480(B) 290(B)
Naphthalene 25 39 15000(B) 2800(B) 17000(B)
Total Non—Carcinogenic PNA's 4200 21000 41351(B) 36851(B) 25751(B)
•Dibenzofuran
2—Methylnaphthalene
Tetrachloroethylene
Trichloroethylene
Chloroform
(A)—Exceeds Type A cleanup objective
(B)—Exceeds Type A and Type B cleanup objective
Units are mg/1 for TCLP metals
Units are ug/kg for all other constituents
(')Results are reported on a wet weight basis except for
TCLP metals and PNAs for B-103,B-106,and B-108.
• Location of highest concentration
to remain on site.
Sampling interval to be removed for construction
2 Additional soil to be removed as part of tank closure.
30—Nov-93 Summary of Data Page 6
•
TABLE 1
PHYSICAL PROPERTIES OF CONSTITUENTS AFFECTING MOBILITY
City of Elgin,Illinois
Source PQL' USEPA Water Vapor Log Octanol/ Henry's Law
Constituent (ug/() Method Solubility Pressure Water Partition Constant
at 25°C at 25°C Coefficient (atm-m'/g mole)
(mg/L) (mg Hg) (Log K,.)
Metals
Cadmium' 40 6010 ` 0.00 ` `
Arsenic' 40 6010 ` 0.00 ` `
Beryllium' 40 6010 ` 0.00 ` `
Chromium' 40 6010 ` 0.00 ` 4
Copper' 40 6010 ` 0.00 ` `
Lead' 40 6010 ' 0.00 ` 4
Mercury' 40 6010 ` 0.00 ` `
Nickel' 40 6010 ` 0.00 ` `
Silver' 40 6010 ' 0.00 ` '
Zinc' 40 6010 ` 0.00 ` `
Volatiles
Tetrachloroethylene' 5 8240 1.50 x 102 1.78 x 10' 2.6 2.59 x 102
Chloroform' 5 8240 8.20 x 10' 1.51 x 102 1.97 2.87 x 10'
Trichloroethylene' 5 8240 1.50 x 10' 1.78 x 10' 2.6 2.59 x 102
Dibromomethane 5 8240 7 7 7 7
4-Methyl-2-Pentanone 46 10 8240 2.04 x 10' 1.45 x 10' 1.19 9.4 x 10'
1,1,1-Trichloroethane' 5 8240 1.50 x 10' 1.23 x 102 2.5 1.44 x 102
Benzene' 5 8240 1.75 x 10' 9.52 x 10' 2.12 5.59 x 10'
Pesticides
a-Endosulfan' 8 8080 7 7 7 7
a-BHC' 8 8080 1.63 2.50 x 10' 3.90 5.78 x 104
Source PQL' USEPA Water Vapor Log Octanoll Henry's Law
Constituent (ug/I) Method Solubility Pressure Water Partition Constant
at 25°C at 25°C Coefficient (atm-m'/g mole)
(mg/L) (mg Hg) (Log .)
y-BHC' 8 8080 7.80 1.60 x 10' 3.90 7.85 x 104
b-BHC' 8 8080 3.14 x 10' 1.70 x 10' 4.10 2.07 x 10'
Heptachlor' 8 8080 1.80 x 10' 3.00 x 10' 4.40 8.19 x 104
Heptachlor Epoxide' 8 8080 3.50 x 10' 3.00 x 104 2.70 4.39 x 10'
Aldrin' 8 8080 1.80 x 10' 6.00 x 104 5.30 1.60 x 10'
Dieldrin' 16 8080 1.95 x 10' 1.78 x 10' 3.50 4.58 x 10'
Semi-Volatiles
Benzo(a)anthracene' 10 8270 5.70 x 10' 2.20 x 10• 5.60 1.16 x 104
Benzo(b)fluoranthene' 10 8270 1.4 x 10= 5.00 x 10' 6.06 1.19 x 10'
Benzo(k)fluoranthene' 10 8270 4.30 x 10' 5.10 x 10' 6.06 3.94 x 10'
Benzo(a)pyrene' 10 8270 1.20 x 10' 5.60 x 10' 6.06 1.55 x 104
Indeno(1,2,3-c,d) 10 8270 5.30 x Ur 1.00 x 10t0 6.50 6.86 x 10'
pyrene'
Fluoranthene' 10 8270 2.06 x 10' 5.00 x 104 4.90 6.46 x 104
Pyrene' 10 8270 1.32 x 10' 2.50 x 104 4.88 5.04 x 104
Chrysene' 10 8270 1.80 x 10' 6.30 x 10' 5.61 1.05 x 104
Naphthalene r 10 8270 31.7 0.082 3.30 4.83 x 10'
bis(2-Ethylhexyl)phthalate' 1 8270 3 x 10' 6.45 x 104 5.11 1.1 x 10'
' Superfund Public Health Evaluation Manual,USEPA, 1986
2 Handbook of Environmental Fate and Exposure Data for Organic Chemicals,Volume I, 1989
' Practical Quantitation Limit
4 Data not reported.These metals are not soluble and exert no vapor pressure.The compounds would not be mobile in the environment.
' Handbook of Environmental Fate and Exposure Data for Organic Chemicals,Volume II, 1989
4 Property data reported at 20'C
7 Data not reported.
Exhibit 2
PHYSICAL PROPERTIES AND MOBILITY OF CONSTITUENTS
DETECTED IN SOILS
Physical properties of chemical constituents can often be evaluated to predict their mobility in
the environment and their treatability. Chemical compounds detected at concentration levels
above cleanup objectives in soil samples at the City of Elgin Properties are from four different
classes of compounds: metals, volatiles, pesticides, and semivolatiles. Six of the ten
semivolatile compounds detected are polynuclear aromatic hydrocarbons (PNAs).
The physical properties used to evaluate the mobility of the metals, volatiles, pesticides, and
semivolatiles at the city properties are water solubility, vapor pressure, log octanol/water
partition coefficient, and Henry's Law constant.
Solubility is the amount of a compound that will dissolve in water. It is an indicator of a
compounds mobility in the environment by the groundwater route and its adsorption to soils.
Solubility of compounds can range from nearly insoluble to infinitely soluble. Compounds with
high solubility tend to be mobile in groundwater, and not adsorb to soils strongly.
Vapor pressure is a measure of a compounds tendency to volatilize from its pure liquid or a
mixture such as organic compounds dissolved in groundwater to the gas phase. The higher the
vapor pressure, the more volatilization will occur from soil or groundwater into the vadose zone,
and the less strongly the compound is sorbed to either soil or groundwater.
Henry's Law constant is the air/water partition coefficient and is related to a compounds
solubility and vapor pressure. In general, compounds with high vapor pressures and low
solubilities will have higher Henry's Law constants, and will be more mobile in the
environment, particularly the vadose zone.
The Log octanol/water partition coefficient (Log Kc,) is a measure of the ratio of the
concentration of a compound in octanol divided by the concentration of a compound in water
in a two-phase system. Compounds with Log K values of less than 1 are considered to be
hydrophilic. Compounds with Log Ka,,, values of greater than 4 are considered to be
hydrophobic.' It has been shown to correlate with a compound's adsorption to soil. A high Log
K,, indicates a compound will strongly sorb to soils and is less mobile in the environment. A
low K",„indicates a compound will not strongly sorb to soils, and will have a greater affinity for
the water phase.
1 "Using the Properties of Organic Compounds to Help Design a Treatment System", E.
Nyer, et al, Groundwater Monitoring Review, Fall 1991.
Exhibit 2 - Page 1
Mobility of Compounds Detected at City of Elgin Properties
Table 1 provides the physical properties of solubility, vapor pressure, Log Kc,,, and Henry's
Law constant for compounds detected above cleanup objectives at the City of Elgin properties.
Metals
Metals are solids and exert no or extremely low vapor pressures. They are not soluble in water
except in the form of compounds, such as ionic or organic complexed compounds. Therefore
there are no Log K� or Henry's Law constants reported in the literature for metals detected.
The metals may tend to be persistent, but not mobile in the environment at the city properties.
Construction of buildings and paving over areas with metals will minimize the possibility of
migration.
Volatiles
Volatiles have been detected at concentrations above the cleanup objectives at the city properties.
The compounds are partially soluble in water and have moderate vapor pressures. They are
three to eleven orders of magnitude more volatile than the semivolatiles detected at the site, but
approximately two orders of magnitude less volatile than vinyl chloride, which has a vapor
pressure of 2660 mm Hg. The Henry's Law constants indicate the compounds would strip from
groundwater in a treatment system, but vinyl chloride is at least three times or more strippable
with a Henry's Law constant of 8.19 x 10'2. The Log Ks range from 1.19 to 2.6 for volatiles
detected at the site. These compounds will sorb moderately to soils. The volatiles detected at
the city properties could be slightly mobile in the environment. Construction of buildings and
paving over areas with volatiles will minimize the possibility of infiltration causing migration
into the groundwater. Volatiles were detected at levels above clean up objectives in limited
areas. Special care should be exercised during excavation in these limited areas. Other
construction activities should not be effected.
Pesticides
Pesticides detected at the city properties are nearly insoluble. The pesticides detected are three
to six orders of magnitude less volatile than volatiles detected at the site. Henry's Law constants
for the pesticides are also very low. The Log Kam„values range from 2.70 to 5.30 indicating the
compounds are moderately to strongly sorbed to soils. The physical properties of the
semivolatiles indicate that the compounds will not be very mobile in the environment.
Construction of buildings and paving over areas with semivolatiles will minimize the possibility
of migration.
Semivolatiles
All semivolatiles except for naphthalene detected at the city properties are nearly insoluble.
Naphthalene is only slightly soluble in water. The semivolatiles detected are three to eleven
orders of magnitude less volatile than benzene and tetrachloroethylene detected at the site.
Exhibit 2 - Page 2
Henry's Law constants for the semivolatiles are also very low. The Log Kam„values range from
3.3 to 6.5 indicating the compounds are moderately to strongly sorbed to soils. All the PNAs
detected can be considered hydrophobic except naphthalene. The physical properties of the
semivolatiles indicate that the compounds will not be very mobile in the environment.
Construction of buildings and paving over areas with semivolatiles will minimize the possibility
of migration.
•
Exhibit 2 - Page 3
SUMMARY OF GROUNDWATER RESULTS - SOUTH GROVE
Table 2
Sample ID MW-4 MW-5 MW-6 MW-7 MW-8
• Class I Class II Date of Sampling 3/24/93 3/24/93 3/24/93 3/24/93 3/24/93
Gwtr - Gutr Sampling by Ainlay Ainlay Ainlay /kinky Ainlay
Parameter Standards Standards Method
METALS(mg/L)
Arsenic 0.05 0.2 206.2 0.051 0.161 0.093 0.037 0.095
Barium 2 2 200.7 0.87 1.00 0.49 0.31 0.41
Cadmium 0.005 0.05 213.2 0.001 0.002 < 0.001 0.001 0.002
Chromium 0.1 1 200.7 0.14 .0.17 0.07 0.23. 0.48
Lead 0.0075 0.1 239.2 0.331 0.051 0.035_ 0.048 0.049
Mercury 0.002 0.01 245.1 0.0011 0.0034 0.0002 0.0003 0.0003
Selenium 0.05 0.05 270.2 0.002 < 0.001 < 0.001 < 0.001 < 0.001
Silver 0.05 200.7 < 0.01 < 0.01 < 0.01 0.01 < 0.01
PESTICIDES/PCB(ug/L)
Aldrin 8080 < 0.04 < 0.04 < 0.04 < 0.04 < 0.04
alpha-BHC 8080 < 0.03 < 0.03 < 0.03 < 0.03 < 0.03
beta-BHC 8080 < 0.06 < 0.06 < 0.06 < 0.06 < 0.06
delta-BHC 8080 < 0.09 < 0.09 < 0.09 < 0.09 < 0.09
Lindane 0.2 1 8080 < 0.04 < 0.04 < 0.04 < 0.04 < 0.04
Chlordane 2 10 8080 < 0.14 < 0.14 < 0.14 < 0.14 < 0.14
4,4'-DDO 8080 < 0.11 < 0.11 < 0.11 < 0.11 < 0.11
4,4'-DDE 8080 < 0.04 < 0.04 < 0.04 < 0.04 < 0.04
4,4'-DDT 8080 < 0.12 < 0.12 < 0.12 < 0.12 < 0.12
Dieldrin 8080 < 0.02 < 0.02 < 0.02 < 0.02 < 0.02
Endosulfan I 8080 < 0.14 < 0.14 < 0.14 < 0.14 < 0.14
Endosufan II 8080 < 0.04 < 0.04 < 0.04 < 0.04 < 0.04
Endosufan sulfate 8080 < 0.66 < 0.66 < 0.66 < 0.66 < 0.66
Endrin 2 10 8080 < 0.06 < 0.06 < 0.06 < 0.06 < 0.06
Endrin aldehyde 8080 < 0.23 < 0.23 < 0.23 < 0.23 < 0.23
Heptachlor 0.4 2 8080 < 0.03 < 0.03 < 0.03 < 0.03 < 0.03
Heptachlor Epoxide 0.2 1 8080 < 0.831• < 0.83 1• < 0.83 1• < 0.83 1• < 0.83 1•
Methoxychlor 40 200 8080 < 1.76 < 1.76 < 1.76 < 1.76 < 1.76
Toxaphene 3 15 8080 < 2.4 < 2.4 < 2.4 < 2.4 < 2.4
PCB-1016 5 25 8080 < 1 < 1 < 1 < 1 < 1
PCB-1221 5 25 8080 < 1 < 1 < 1 < 1 < 1
PCB-1232 5 25 8080 < 1 < 1 < 1 < 1 < 1
PCB-1242 5 25 8080 < 1 < 1 < 1 < 1 < 1
PCB-1248 5 25 8080 < 1 < 1 < 1 < 1 < 1
PCB-1254 5 25 8080 < 1 < 1 < 1 < 1 < 1
PCB-1260 5 25 8080 < 1 < 1 < 1 < 1 < 1
VOLATILE COMPOUNDS
Acetone 8240 < 100 < 100 < 100 < 100 < 100
Benzene 5 25 8240 < 2 < 2 < 2 < 2 < 2
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• EpppEE :
SUMMARY OF GROUNDWATER RESULTS — SOUTH GROVE
Table 2
Sample ID MW-4 MW-5 MW-8 MW-7 MW-8
Class I Class II Date of Sampling 3/24/93 3/24/93 3/24/93 3/24/93 3/24/93
Ow tr Gwtr Sampling by Ainlay Ainlay Ainlay Ainlay Ainlay
Parameter Standards Standards Method
SEMI-VOLATILE COMPOUNDS*
Acids
Benzoic Acid 8270 NA NA NA NA NA
4-Chloro-3-Methylphenol 8270 < 20 < 20 < 20 < 20 < 20
2-chlorophenol 8270 < 10 < 10 < 10 < 10 < 10
2,4-Dichlorophenol 8270 < 10 < 10 < 10 < 10 < 10
2,4-Dimethylphenol 8270 < 10 < 10 < 10 < 10 < 10
2,4-Dinitrophenol 8270 < 50 < 50 < 50 < 50 < 50
2-Methyl-4,8-din itrophenol 8270 < 50 < 50 < 50 < 50 < 50
2-Nitrophenol 8270 < 10 < 10 < 10 < 10 < 10
4-Nitrophenol 8270 < 50 < 50 < 50 < 50 < 50
2-Methylphenol 8270 NA NA NA NA NA
4-Methylphenol 8270 NA NA NA NA NA
Pentachlorophenol 1 5 8270 < 50 < 50 < 50 < 50 < 50
Phenol 100 100 8270 < 10 < 10 < 10 < 10 < 10
2,4,5-Trichlorophenol 8270 NA NA NA NA NA
2,4,8-Trichlorophenol 8270 < 10 < 10 < 10 < 10 < 10
Base/Neutrals
Acenaphthene 8270 < 10 < 10 < 10 < 10 < 10
Acenapthylene 8270 < 10 < 10 < 10 < 10 < 10
Anthracene 8270 < 10 < 10 < 10 < 10 < 10
Benzo(a)anthracene 8270 < 10 < 10 < 10 < 10 < 10
Benzo(b)fluoranthene 8270 < 10 < 10 < 10 < 10 < 10
Benzo(k)fluoranthene 8270 < 10 < 10 < 10 < 10 < 10
Benzo(a)pyrene 8270 < 10 < 10 < 10 < 10 < 10
Benzo(g,h,i)perylene 8270 < 10 < 10 < 10 < 10 < 10
Benzyl Alcohol 8270 NA NA NA NA NA
benzylbutylphthabte 8270 < 10 < 10 < 10 < 10 < 10
bis(2-chloroethy)ether 8270 < 10 < 10 < 10 < 10 < 10
bis(2-Cholorethoxy)Methane 8270 < 10 < 10 < 10 < 10 < 10
bis(2-ethylhexy)phthalate 8270 < 10 < 10 < 10 < 10 < 10
bis(2-Chloroisopropy)ether 8270 < 10 < 10 < 10 < 10 < 10
4-Bromphenyl-phenylether 8270 < 10 < 10 < 10 < 10 < 10
4-Chloroaniine 8270 • NA NA NA NA NA
2-Chloronaphthalene 8270 < 10 < 10 < 10 < 10 < 10
4-Chlorophenyl-phenyl ether 8270 < 10 < 10 < 10 < 10 < 10
Chrysene 8270 < 10 < 10 < 10 < 10 < 10
Dibenzo(a,h)anthracene 8270 < 10 < 10 < 10 < 10 < 10
Diber¢ofuran 8270 NA NA NA NA NA
Diethylphthalate 8270 < 10 < 10 < 10 < 10 < 10
SUMMARY OF GROUNDWATER RESULTS — SOUTH GROVE •
Table 2
Sample ID MW-4 MW-5 MW-8 MW-7 MW-8
Class I Class II Date of Sampling 3/24/93 3/24/93 3/24/93 3/24/93 3/24/93
GMT Dv& Sampling by Ainlay Ainlay Ainlay Ainlay Ainlay
Parameter Standards Standards Method
Dimethyl Phthalate 8270 < 10 < 10 < 10 < 10 < 10
Di—n—Butylphthalate - 8270 < 10 < 10 < 10 < 10 < 10
1,3—Dichlorobenzene 8270 < 10 < 10 < 10 < 10 < 10
1,2—Dichlorober2ene 600 1500 8270 < 10 < 10 < 10 < 10 < 10
1,4—Dichlorobenzene 75 375 8270 < 10 < 10 < 10 < 10 < 10
3,3'—Dichlorobenzidene 8270 < 10 < 10 < 10 < 10 < 10
2,4—Dinitrotolusns 8270 < 10 < 10 < 10 < 10 < 10
2,6—Dinitrotolusns 8270 < 10 < 10 < 10 < 10 < 10
Di—n—Octyl—phthalate 8270 < 10 < 10 < 10 < 10 < 10
Fluoranthene 8270 < 10 < 10 < 10 < 10 < 10
Fiuorene 8270 < 10 < 10 < 10 < 10 < 10
Hexachlorobenzene 8270 < 10 < 10 < 10 < 10 < 10
Hexachlorobutadiene 8270 < 10 < 10 < 10 < 10 < 10
Hexachlorocyclopentadiene 8270 < 10 < 10 < 10 < 10 < 10
Hsxachioroethane 8270 < 10 < 10 < 10 < 10 < 10
Indeno(1,2,3—cd)pyrene 8270 < 10 < 10 < 10 < 10 < 10
Isophorone 8270 < 10 < 10 < 10 < 10 < 10
2—Msthylnaphthalene 8270 NA NA NA NA NA
Naphthalene 8270 < 10 < 10 < 10 < 10 < 10
2—Nitroaniline 8270 NA NA NA NA NA
3—Nitroaniine 8270 NA NA NA NA NA
4—Nitroaniine 8270 NA NA NA NA NA
Nitroberasns 8270 < 10 < 10 < 10 < 10 < 10
N—nitrosodiphenylamine 8270 < 10 < 10 < 10 <' 10 < 10
N—Nitroso—Di—n—Propylamine 8270 < 10 < 10 < 10 < 10 < 10
Phenanthrene 8270 < 10 < 10 < 10 < 10 < 10
Pyridine 8270 < 10 < 10 < 10 < 10 < 10
Pyr.ne 8270 < 10 < 10 < 10 < 10 < 10
1,2,4—Trichloroberrene 8270 < 10 < 10 < 10 < 10 < 10
Benzidine 8270 < 30 < 30 < 30 < 30 < 30
1,2—Diphenyhydrazine 8270 < 60 < 60 < 60 < 60 < 60
Toxaphene 8270 < 200 < 200 < 200 < 200 < 200
n—Nitrosodimethylamine 8270 < 10 < 10 < 10 < 10 < 10
•Units are ugll.
Indicates a value above published standards and applicabis detection limb
1.Indicates a detection limit above the groundwater standard.
NA Not Analyzed
Table 2 (cont'd)
SUMMARY OF GROUNDWATER RESULTS — ENVIRONMENTAL PROJECT 2 (MARTIN SITE)
Class I Class II
GvAr G.* Sample ID MWDHM-1
Parameter Standards Standards Date Sampled 4/2/93
BETX COMPOUNDS• POL
Benzene 5 25 2 ;811)
Ethyl Benzene 700 1000 2 4.3
Toluene 1000 2500 2 < 2
Xylene 10000 10000 5 53
Total BTEX
TCLP METALS
Lead 0.0075 0.1 0.05 0.09
SEMI—VOLATILE COMPOUNDS*
IEPA Cleanup Objectives
Naphthalene 25 10 11
Acenapthylene (B) 10 < 10
Acenaphthene 420 18 < 18
Fluorene 280 2.1 10
Phenanttxene (13) 6.4 < 6.4
Ant racene 2100 6.6 18
Fluoranthene 280 2.1 10
Pyr.ne 210 2.7 < 2.7
Benzo(a)anthracene (A) 0.13 0.7
Chrysene (A) 1.5 < 1.5
Benzo(b)fluoranthene (A) 0.18 < 0.18
Benzo(k)fluoranthene (A) 0.17 < 0.17
Benzo(a)pyrene (A) 0.23 < 0.23
Dibenzo(a,h)anthracene (A) 0.3 < 0.3
Benzo(g,h,i)perylerr (B) 0.76 < 0.76
Indeno(1,2,3—cd)pyrene (A) 0.43 < 0.43
Total(A)Constituents 0.2 03,
Total(8)Constituents 210
NOTES: `Units are ugh
Exceeds Class I or IEPA Standards
•
Table 3
Concentrations Requested to Remain In Place
Type A Type B
Cleanup Cleanup
Parameter Objective Objective Concentrations
TCLP Cadmium 0.005 0.05 0.09
TCLP Lead 0.0075 0.1 0.52
Benzene 5 25 1200
Total BTEX 11705 13525 74400
Benzo(a)anthracene 2.6 13 1464
Benzo(b)fluoranthene 3.6 18 1088
Benzo(k)fluoranthene 3.4 17 124
Benzo(a)pyrene 4.6 23 804
Indeno(1,2,3,—c,d)pyrene 8.6 43 89.7
Fluoranthene 5600 28000 56000
Pyrcne 4200 21000 5200
Chryscnc 30 150 1606
Naphthalene 25 39 12000
Total Non—Carcinogenic PNA's 4200 21000 11920
Dibenzofuran 440
2—Methylnaphthalene 2295
Chloroform 50
Units are mg/1 for TCLP metals
Units are ug/kg for all other constituents
•
TABLE 4
CONSTITUENTS DETECTED IN SIDEWALL SAMPLING OF EXCAVATION 6
City of Elgin, Illinois
Parameter • Maximum Concentration LUST Pollutant Maximum Concentration in
(Y/N) Subsequent Soil Borings
Total Metals:
Arsenic 8.72 Y ND in TCLP
Beryllium 0.48 N NA
Chromium 20 Y ND in TCLP
Copper 31 N NA
Lead 18 Y TCLP = 0.52
Mercury 0.075 Y ND in TCLP
Nickel 29 N NA
Silver 0.40 N NA
Zinc 81 N NA
Total Cyanide 0.31 N NA
Total Recoverable Phenolics 4.73 N NA
Pesticides:
a-Endosulfan 0.049 Y ND
a-BHC 0.003 2 Y ND
y-BHC 0.008 N NA
d-BHC 0.059 Y ND
Aldrin 0.007 2 Y ND
Dieldrin 0.0012 Y ND
Heptachlor 0.298 Y ND
•
Parameter Maximum Concentration LUST Pollutant Maximum Concentration in
(Y/N) Subsequent Soil Borings
Heptachlor Epoxide 0.242 Y ND
Volatiles:
Chloroform 26 Y 50
Dibromomethane 24 N ND
4-Methyl-2-Pentanone 110 Y ND
Tetrachloroethylene 630 Y 988
1,1,1-Trichloroethane 14 Y ND
Semi-volatile:
bis(2-Ethylhexyl)phthalate 264 Y ND
Notes: Units are ug/kg for volatiles.
Units are mg/kg for all other constituents.
NA not analyzed.
ND not detected above the PQL or the Type A cleanup objective.
ND in TCLP not detected in TCLP samples above the PQL or Type A cleanup objective.
TCLP = detected in TCLP sample at the concentration listed.
Sidewall sampling performed by others.
2 Maximum concentration < Soil Screening Detection Limit(SDL) (IEPA, February 1993)
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, .
' State of Illinois
,i- s
ENVIRONMENTAL PROTECTION AGENCY
Mary A.Cade,Director 2200 Churchill Road,Springfield,IL 62794-9276
217/722-6761
December 8, 1993
Raymond Moller
Director of City Property
150 Dexter Court
Elgin, Illinois 60120-5555
Re: LPC #0314385231 -- Kane County
Elgin/Elgin, City of (Former Martin Oil Site)
210 South Grove
LUST Incident No. 931019
LUST/Tech Report File
LPC #0318050001 -- Kane County
Elgin/Elgin, City of (Pavilion Site)
240 South Grove
LUST Incident No. 913689
LUST/Tech Report File
De-r Mr. Moller:
The Illinois Environmental Protection Agency is in receipt of
your report dated November 30, 1993. This report included a
request to leave contaminated soil on site and to treat the
impacted groundwater. This request is approved subject to
the following conditions:
1. Any impacted soil transported off site must be managed
and disposed of in the proper manner as outlined in 35
Ill. Adm. Code Section 809.
2. When transporting or managing impacted soil on site the
proper OSHA safety guidelines must be followed. In
addition the laborers performing the work must be
notified of the potential. health and safety risk of the
material.
3. A corrective action plan for the remediation of impacted
groundwater must be submitted by May 1, 1994. This plan
shall contain at a" minimum the following:
a. The extent of contamination for all parameters
listed in Attachment A.
b. An active remediation plan for groundwater (if
necessary) and/or groundwater monitoring plan to
demonstrate that groundwater has reached the
necessary cleanup objectives.
Exhibit B
r•
Letter to Raymond Moller
Page 2
c. A groundwater management zone for the treatment unit
must be obtained.
d. The location of additional monitoring wells.
4. The Agency must be notified 72 hours before the
following corrective action work begins:
a. Installation of the groundwater treatment system.
b. Activation of the groundwater treatment system.
c. Deactivation of the groundwater treatment system.
d. The begining of each groundwater monitoring
round used to demonstrate that no further
remediation is necessary.
Should you have any questions or require further. assistance
please contact Vickey Moy at 708/531-5918 or Christopher
Eohrmann at 217/782-6761.
Sincerely,
G✓J C ..
William C. Child, Bureau Chief
Bureau of Land
Illinois Environmental Protection Agency
WCC:VM:clk
cc: Patric Ries, .ATEC Environmental
•
S
•
Attachment A
Groundwater Objectives
Parameter (mg/1)
cis -1,2-Dichloroethylene 0.07
trans-1,2-Dichloroethylene 0.1
1,2-Dichioroethane 0.005
1,1-Dichloroethylene 0.007
Vinyl chloride 0.002
Tetrachloroethylene 0.005
Trichloroethlene 0.005
Methylene Chloride 0.005
Heptachlor Epoxide 0.0002
Methylene Chloride 0.005
Endosulfan sulfate (Detection Limit 0.660) ND
Aldrin 0.00004
bis(2-Ethyihexyl)phthalate 0.006
Chloroform 0.0002
delta-BHC (Detection Limit 0.06) ND
Dieldrin 0.00002
1,1-Dichloroethane 0.7
Arsenic 0.05
Chromium 0.1
Lead 0.0075
Cadmium 0.005
Benzene 0.005
Total BETX (See Comments) 11.705
Napthalene 0.25
Acenaphthene 0.42
Anthracene 2.1
Fluoranthene 0.28
Fluorene 0.28
Pyrene 0.21
Other Non-Carcinogenic PNAs (Total) 0.21
Acenaphthylene
Benzo(g,h,i)perylene
Phenanthrene
Benzo(a)anthracene 0.00013
Benzo(a)pyrene 0.00023
Benzo(b)fluoranthene 0.00018
Benzo(k)fiuoranthene 0.00017
Chrysene 0.0015
Dibenzo(a,h)anthracene 0.0003
Indeno(1,2,3-cd)pyrene 0.00043
Comments: •
BETX is the sum of Benzene, Ethylbenzene, Toluene, and Xylene
concentrations. Please note the mixture requirements. ND is
non-detect at the detection limit stated.
Attachment A
page 2
Parameter Soil Objectives
(mg/kg)
Terachloroethylene 0.005
Trichloroethlene 0.005
Heptachlor Epoxide 0.056
Aldrin. 0.003
bis (2-Ethylhexyl) phthalate 0.18
Chloroform 0.0002
delta-BHC (Detection Limit 8) ND
Dieldrin 0.0013
Methylene Chloride 0.005
Endosulfan sulfate (Detection Limit 16) ND
cis-1,2-Dichloroethylene 0.07
trans-1,2-Dichloroethylene 0.1
1,1-Dichloroethylene 0.007
1,2-Dichloroethane 0.005
1, 1-Dichloroethane 0.7
Vinyl Chloride 0.002
Arsenic (TCLP) 0.05
Cadmium (TCLP) 0.005
Chromium (TCLP) 0.1
Lead (TCLP) 0.0075
Benzene 0.005
Total BETX (See Comments) 11.705
Napthalene 0.66
Acenaphthene 8.4
Anthracene 42.0
Fluoranthene 5.6
Fluorene 5.6
Pyrene 4.2
Other Non-Carcinogenic PNAs (Total) 4.2
Acenaphthylene
Benzo(g,h,i)perylene
Phenanthrene
• Benzo(a)anthracene 0.0087
Benzo(a)pyrene 0.015
Benzo(b)fluoranthene 0.011.
Benzo(k)fluoranthene 0.011
Chrysene 0.100 .
Dibenzo(a,h)anthracene 0.020
Indeno(1,2,3-cd)pyrene 0.0.29
Comments:
BETX is the sum of Benzene, Ethylbenzene, • Toluene, and Xylene
concentrations. ND is non-detect at the detection limits
stated.
•
r MAR 17 '95 11:41 ESE CHICAGO n� I F' '
•
''K State of Illinois
ENVIRONMENTAL PROTECTION AGENCY
Mary A.Gade,Director 2200 Churchill Road,Springfield,IL 62794-9276
217/7.82-6761 -- 0 1,1
OR 1 5 1993 City of Elgin L: _i. ' 1
;
Attn: Ray Moller •
150 Dexter Court
Elgin, Illinois 60120-5555 •
Re: LPC #0894385201 --. Kane County
Ei n/E6Y-Brown •
• Proposed Police-Station;-152 N&th• Spring' Street •--...- ------- _- •- --._._. -..-_
LUST Incident #920880
LUST TECHNICAL FILE
•
Dear Mr. Moller:
We itre in receipt of the Soil Remediation and UST Closure Report with your
request for site specific objectives dated February 14, 1995 and received
February 16, 1995 by the Agency for the above referenced incident. This
information has been reviewed for the purpose of establishing site-specific
cleanup objectives due to the presence of underground utilities.
Your request for site-specific cleanup objectives has been reviewed and .
approved for all of the soil contamination at this site. However, the
owner/operator must treat the contaminated groundwater at this site as
proposed in the Corrective Action Design dated Novemer 16, 1994. Remediation
must continue until the monitoring wells meet groundwater cleanup objectives
and/or standards.
The Agency will formally review the entire project when the owner/operator
feels that remedlation is complete, and supporting documentation has been
• submitted.
i�ou> yair'f�ave'any questions or require ffir'ther-assistance;
• to contact Kyle Blumhorst of my staff at 217/785-3943.
Io ;'
1`c E. ortz, E. , Manager
Engineering Unit
Leaking Underground Storage Tank Section
Division of Remediation Management
Bureau of Land
EEP:KB:rmi/203x131
•
cc: Environmental Science & Engineering, Inc. •
•
Priatad as it+serebd Peer