PROPOSED AUNT MINNIE’S DEVELOPMENT
215 CITY PARK AVENUE
TOLEDO, LUCAS COUNTY, OHIO
The project property is approximately 5.56 acres in are, consists of 11 parcels, and is located on the west side of City Park Avenue.
a) History of the Project Property
The project property was occupied by the Schillinger Bros, Contractors of Patent Asphalt and Cement Pavements, from at least 1891 through 1916; a coal and coke yard from at least 1922 through 1946 (with acetylene production from at least 1925 until 1932); and a motor freight terminal, truck filling station, and service garage from 1954 through at least 1976. The terminal building was vacant in 1973 and 1979, occupied by a package delivery service from at least 1985 until 1990, and occupied by an automotive parts recycling operation in 2004. The service garage buildings have been used for various uses since 1976 including automotive repair, a taxi service, a towing service, and a solid waste disposal service.
b) Current Uses of the Project Property
The project property is currently occupied by one two-bay service garage building, one five-bay service garage building, and associated paved areas in the eastern portion; one vacant former motor freight terminal and associated asphalt and concrete paved areas in the central portion; and an asphalt-paved area and heavily vegetated and wooded, undeveloped land in the western portion. The terminal building is currently vacant and the service garage buildings are currently utilized by Mr. Walt Randolph, a towing service operator, for tow truck and personal vehicle automotive repairs.
Access to the property is via one asphalt paved entrance drive from City Park Avenue along the eastern site boundary. The paved access drive extends from the eastern portion of the site to the central portion of the property. A chain link fence extends along the southern site boundary into the western third of the property. The fence line turns north through the undeveloped western portion of the property up to the northern property line and then extends easterly back to a gate, which separates the eastern and central portions of the property. A chain link fence surrounds the paved area between the five-bay service garage building and the terminal building. A second gate is located at the south end of the terminal building.
During a reconnaissance of the project property in April 2009, both chain link gates had been damaged by vandals. Several 55-gallon drums, discarded aboveground storage tanks (ASTs), discarded semi-truck fuel tanks, a dilapidated semi-truck trailer laying on its side, a tow truck in disrepair, a boat and trailer, piles of pallets, a weathered pile of tree limbs, tires, bales of automotive foam, and bales of canvas sacks were observed on the property.
The interior of the service garage buildings contain drums, automotive equipment, several vehicles, parts washers, and several ASTs. The interior of the terminal building contains pallets, salvaged automotive foam and related materials, several drums, and other debris (e.g., tires, metal, electrical conduit, cardboard).
c) Surrounding uses of Adjacent Properties
Based on a review of available information, the following is known about the site vicinity.
The northerly adjoining property is owned by Pennsylvania Lines LLC and forms a narrow strip extending along the entire northern boundary of the site. This land was maintained as a rail line until at least 1974 and is currently overgrown with vegetation. A steep, heavily vegetated embankment extends along the northern boundary of the majority of the railroad property. The land directly beyond the railroad property has been occupied predominantly by vacant lots with the exception of three residential properties.
The northeasterly adjoining land across City Park Avenue was occupied by a lumber yard from at least 1895 through 1984 and vacant structures from at least 1988 through 2006. This adjoining area is currently occupied by vacant, heavily vegetated land.
The easterly adjoining land across City Park Avenue was occupied by a lumber yard through the 1930s and has been occupied by a motor freight terminal since the 1940s.
The southeasterly adjoining land across Swan Creek and City Park Avenue was occupied by a mastic and asphalt works from at least 1895 through 1904, the Swan Creek Barrel and Box Company until 1931, and City Park Auto Parts since at least 1941.
The southerly adjoining area across Swan Creek was occupied by the Warren-Scharf Asphalt Paving Company in 1895; vacant buildings in 1902; The Barbe-Scharf Asphalt Works in 1904; a dairy company from at least 1926 through at least 1941, a motor freight terminal and truck repair building from at least 1969 through 1984. Various commercial businesses have also occupied the adjoining properties along Sterling Street. These adjoining properties are currently occupied by Klosterman Baking Company and TNS, Inc. (660 Sterling Street), the Toledo Saw & Knife Company (632 Sterling Street), a small vacant building (630 Sterling Street), and one large vacant building (618-64 Sterling Street and 101-121 City Park Avenue).
The westerly adjoining area across Swan Creek has been occupied by Sterling Field, a recreational area maintained by the City of Toledo since at least 1965. d) Number of Buildings on the Property and their Current Condition
The project property is currently occupied by three buildings including one two-bay service garage building, one five-bay service garage building, and one vacant former motor freight terminal. The buildings appear to be in good to fair condition considering their age (approximately 40-50 years). However, evidence of deferred maintenance is apparent (e.g., broken overhead doors in the terminal building, peeling paint on interior wall surfaces, and dated interior finishes).
e) Previous Sampling Activities
TTL Associates, Inc. (TTL) performed a United States Environmental Protection Agency (U.S. EPA) National Emission Standard for Hazardous Air Pollutants (NESHAP) asbestos survey for the former motor freight terminal and service garages on October 14, 2008. The asbestos survey included the identification of suspect materials, assessment of the condition of each material, estimation of the approximate quantity of each material, and collection and laboratory analysis of bulk samples. TTL did not collect samples of non-friable Category I suspect material located on roofs, walls, wood subfloors, or ceilings. These materials were assumed to contain asbestos and can remain in the building during demolition and disposed of as asbestos-containing demolition debris. The following materials were identified or assumed positive for asbestos:
? Black streaked floor tile and associated mastic on wood flooring - assumed positive.
? Roofing material - assumed positive.
? Black cove base and associated mastic.
? Green floor tile.
? Tan floor tile.
? Transite panels.
During the performance of the VAP Phase I Property Assessment conducted for the project property in the fall of 2008, TTL obtained closure report documentation from the State of Ohio, Department of Commerce, Division of State Fire Marshal, Bureau of Underground Storage Tank Regulations (BUSTR) regarding a leaking underground storage tank (LUST) incident for the project property.
Two 8,000-gallon underground storage tanks (USTs) containing diesel and two 8,000-gallon USTs containing gasoline along with the associated piping and dispenser; and one 2,000-gallon heating oil UST were removed from the property in April 1999. The gasoline and diesel USTs were reportedly located within one cavity to the north of the two-bay service garage building. Two stockpile soil samples and two closure samples collected from the end of the cavity containing the diesel USTs were submitted for laboratory analysis of benzene, toluene, ethylbenzene, and xylenes (BTEX) and polynuclear aromatic hydrocarbons (PNAs). Two closure samples collected from the end of the cavity containing the gasoline USTs were submitted for laboratory analysis of BTEX and methyl tert-butyl ether (MTBE). Analytical results indicated that no BTEX,
PNA, or MTBE compounds were detected above laboratory method detection limits andBTEX compounds were not detected in stockpile soil samples. PNAs were detected in stockpile soil samples; however, concentrations were below their petroleum contaminated
soil re-use Action Levels and the stockpile soils were returned to the cavity. A No
Further Action letter was issued by BUSTR for the closure in September 1999. No other
environmental sampling was identified for the project property.
f) Redevelopment Potential of the Property
The site redevelopment plan is to demolish the existing 40 to 50 year old structures on the
project property and build a central city facility for the processing of Aunt Minnie’s
frozen entrees and desserts. Additionally, ONYX will relocate its headquarters to the site and will provide cold storage space, warehouse space, and office space to similar
businesses who express interest.
The current owner is listed as Ms. Claudia Sebree-Pressley Etal. Ms. Sebree-Pressley is
Aunt Minnie’s Food Inc. CEO (Aunt Minnie’s). Under the redevelopment plan for this
site, Aunt Minnie’s will retain title to the land and execute a long-term land lease to a
partnership consisting of ONYX holding 51 percent and Aunt Minnie’s holding 49
percent. The partnership – to be known as AMONYX – will lease the space to Aunt
Minnie’s for its business operations. ONYX and The City of Toledo will be entering into
a development agreement for this Project and the City (applicant) will have access to the
Aunt Minnie’s currently operates in leased space in nearby Perrysburg, Ohio and
employs approximately 15 people. The business plan for the City Park location calls for
annual revenues to start at $2 million and employment for 45 people on one shift. The
company may eventually be able to grow into multiple shifts as the demand increases for
the Aunt Minnie’s products.
The Toledo 20/20 Plan provides a set of recommendations to guide the future growth and
development of the city. This effort is an attempt to bring the land use plan into
conformance with existing neighborhood plans and emerging land use trends. The
proposed development meets various stated goals of the Toledo 20/20 Plan including: a
“targeted” industry-based approach to economic development; increasing median income by targeting economic development efforts at industries that create wealth; aggressively
utilizing and marketing brownfields as potential business sites and accessing financial
tools to promote the assessment, cleanup, and redevelopment of brownfields; and
strengthening the economy and providing family-wage jobs.
Upon completion of the VAP Phase II PA, the applicant and development partner will be
applying for Clean Ohio cleanup funds. Development funding after cleanup is
anticipated to come from a combination of commercial and state agency loans and/or