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Project: 409 on Nine
Location: Ferndale, Michigan
Duration: 2016-2019

Triterra conducted environmental due diligence and vapor mitigation services on this mixed-use, multi-story development located along the 9 Mile corridor in the immediate vicinity of City Hall in Downtown Ferndale. Triterra also assisted in amending a restrictive covenant, which then allowed for the planned development and secured $2.6 million in Brownfield Tax Increment Financing (TIF). Redevelopment of the site had been previously hindered due to extensive brownfield conditions including, but not limited to, outdated building structures and site features, and the presence of soil, groundwater, and soil gas contamination. The project was only financially feasible through the implementation of financial incentives to address Brownfield conditions.

Completed in 2020, the project increased urban density and existing green space in the corridor, as well as provided additional housing and employment in the downtown area.

Project: Bridge Street Lofts
Location: Grand Rapids, Michigan
Duration: 2017-2019

The project involved the redevelopment of the former Red Lion building in the city of Grant Rapids. The newly constructed, 5-story, mixed-use building now includes 9,100 square feet of ground-floor restaurant space and 44 apartments. Through a partnership with Michigan Community Capital, 30% of units are attainable housing available to households earning 80% of the area median income (AMI).

Triterra provided Brownfield Consulting services for the developer, 3MISSION, which secured $2.1 million in Brownfield incentives through multiple local and state sources including a $330,000 Brownfield Redevelopment Grant from the Michigan Department of Environment, Great Lakes and Energy (EGLE) and $1.76mm in Brownfield Tax Increment Financing (TIF) to raze the former obsolete building and address environmental conditions at the site.

Project: Capitol View
Location: Lansing, Michigan
Duration: 2015-2020

This Capitol View redevelopment project brings 96 residential units and 4,430 sq ft of office & retail space to the heart of Downtown Lansing, just north of the State Capitol. Triterra provided Brownfield Consulting Services the developer, George F. Eyde Family, LLC, secure $4 million in Brownfield incentives through multiple local and state sources, including the Michigan Community Revitalization Program (MCRP) Grant and Loan Program, the Lansing Regional Brownfield Coalition EPA Assessment Grant Program, Brownfield Tax Increment Financing (TIF), and a tax abatement through the Obsolete Property Rehabilitation Act (OPRA). Triterra also conducted a baseline environmental assessment (BEA), hazardous materials surveys, and due care consulting for this project. Formerly the Lansing Housing Commission, the building has been vacant for nearly 15 years and required extensive interior demolition, as well as remediation of mold growth and asbestos-containing materials. Without brownfield tax increment reimbursement, the cost burden related to brownfield conditions would have made the project financially unfeasible.

Project: Provident Place
Location: Lansing, Michigan
Duration: 2015-2018

Another exciting project along the Michigan Avenue Corridor connecting Lansing and East Lansing! The Provident Place Redevelopment Project transformed the former gas station site located in the Lansing Eastside Neighborhood into a vibrant mixed-use development. The 4 story building includes 9,500 square feet of office/retail space and 37 residential units. Triterra’s role in this project included environmental due diligence services on behalf of the developer to evaluate and understand environmental challenges at the property including the presence of abandoned underground storage tanks, environmental contamination, and asbestos-containing building materials. Triterra conducted an assessment of available economic incentives and implemented several Brownfield incentives including environmental assessment under an EPA Brownfield Assessment Grant, approval of Brownfield tax increment financing (TIF) allowing for local and state tax increment revenue capture, and ultimately the award of $1 million in cleanup funding through the Michigan Department of Environmental Quality (MDEQ) Brownfield Redevelopment Grant and Loan Program. Over $2.1 million in Brownfield Incentives were approved for this vital project located between the state Capital Building and Michigan State University.

Project: Wetland Restoration
Location: Grand Ledge, Michigan
Duration: March 2007 to May 2010

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Project: Daycare Center
Location:Charlotte, Michigan
Description: Lead Assessment Services

Triterra offers a variety of lead assessment services, including lead-based paint inspections, lead hazard risk assessments, lead-in-drinking water analysis, and lead-in-soil sampling. With respect to daycare centers, the State of Michigan requires a number of inspections be completed prior to issuing a license to the childcare provider. For daycare centers/homes built prior to 1978, one such required inspection is a Lead Hazard Risk Assessment.

A daycare center located in Charlotte, Michigan requested a lead hazard risk assessment from Triterra in order to acquire their childcare license. This included an assessment of all painted surfaces, dust wipe sampling for lead, assessment of painted playground equipment, and sampling of soil in the outdoor child play areas. After gathering and analyzing the data, Triterra confirmed that no lead hazards were present. With report in-hand, the Daycare Center applied for and received their childcare license and has proudly been serving the Eaton County community.

Project: Apartment Complex
Location: East Lansing, Michigan
Description: Indoor Air Quality and Mold Assessment Services

Weather happens, and unfortunately for property owners and their tenants, it can cause any number of headaches. In the case of an Apartment Complex in East Lansing, heavy rains led to the flooding of two garden level apartments. The property management team quickly responded to mitigate the issue and ensure the health and safety of their tenants. Triterra was brought in to conduct professional indoor-air and mold sampling and assess the conditions therein. Providing rapid turnaround, Triterra analyzed the results of their sampling efforts and provided best practice methods for remediating the issues identified. Due to the swift response of everyone involved, issues caused by the flooding were quickly rectified and healthy living conditions were restored.

Project: Water Quality Investigation
Location: Mid-Michigan
Duration: October 2014 – September 2017

Triterra was retained by a County Drain Commissioner to investigate water quality concerns associated with an early 1900s storm sewer system within an urban drainage system. The drainage area consists of approximately 80% impervious cover containing a large commercial business district and residential neighborhood. Storm water runoff produced within the drainage district is channeled to two outfalls on a local river. The drain was originally constructed in approximately 1902, has not been significantly improved to accommodate for the increased development of the area, and is suspected of discharging impacted storm water into the local river.

The investigation included an environmental assessment of current and historical business operations within the district to determine potential contamination sources, a review of existing environmental data associated with known contamination within the district, field observations, sediment testing within the river and storm water catch basins, and water quality monitoring using grab and flow-paced sampling during wet and dry events. The water quality information will be used to assess the need for improvements to the drainage district and ultimately aid in the system redesign including new best and long-term management practices.

Project: Proposed Solar Project
Location: Oceana County, Michigan
Duration: May 2018 – Present

Triterra was contracted by a renewable energy company to complete environmental assessment activities for over 1,500 acres of land. The following activities were performed to help determine site suitability and identify and mitigate environmental risk associated with the project:

Routine Wetland Delineations
EGLE Level 3 Wetland Identification
Wetland permitting assistance
Phase I Environmental Site Assessments
Phase II Subsurface Investigations (as needed)
Baseline Environmental Assessments (as needed)
Threatened and Endangered Species Assessment
Cultural Resources Assessment

Project: Wetland Restoration
Location: Grand Ledge, Michigan
Duration: March 2007 to May 2010

In March 2007, a trucking company lost approximately 3,000 gallons of diesel fuel from an onsite aboveground storage tank (AST). The fuel traveled down an embankment and impacted a 0.3-acre wetland. Triterra personnel immediately developed and emergency response plan to prevent the spread of fuel, remediate the area, and restore the wetland.

The immediate response actions included the removal of approximately 69,000 gallons of diesel fuel/impacted water mixture and approximately 1,000 cubic yards of impacted soil/sediment from the wetland. Once the response actions were completed and confirmed by the Michigan Department of Environmental Quality (MDEQ), wetland restoration activities commenced. In accordance with an approved After-the-Fact Part 303 Wetland Permit, the wetland area was covered with a layer of high-organic content topsoil and seeded with a Wet Meadow Seed Mix to reestablish itself. Following a two-year monitoring and maintenance period, the MDEQ approved the wetland restoration efforts.

Project: Multi-story Downtown Building
Location: Lansing, Michigan
Description: Asbestos Inspection Services

When renovations or demolitions are planned for commercial buildings, asbestos inspections are required in order to protect the health and safety of workers, building occupants, and those in the surrounding area of the building. Such was the case for the 15-story Building located in downtown Lansing. Prior to conducting renovations, Triterra inspected this mammoth building, collecting well over 100 samples for asbestos. Samples are collected from floorings, wall finishes, ceiling tile, insulation, and much more. With the analytical results provided by an accredited laboratory, Triterra assembled the data into a clear and concise report identifying asbestos materials and their quantities required for removal. This information provided a clear path forward for the developer in preparation for the renovations to this historical Lansing landmark.

Project: Dry Cleaner
Location: Lansing, Michigan
Duration: October 2017 to Present

Triterra was retained to take over an investigation associated with former on-site dry cleaner operations. Triterra reviewed work completed by a previous consultant and provided the owner with a strategy to move the site towards No Further Action. The plan included additional soil, soil gas, and groundwater sampling. In association with that sampling, vapor mitigation systems were installed in the former dry cleaner building and an adjacent building. The property was sold during the course the investigation and Triterra was able to use the existing data to provide the new owner with liability protection in a Baseline Environmental Assessment Report. The project is moving towards a No Further Action Report through the use of Restrictive Covenants and Vapor Mitigation Systems to protect site occupants from any potential hazards.

Project: Retirement Community
Location: Saginaw, Michigan
Duration: May 2019 to Present

Triterra was retained to assist with the investigation and remediation plan associated with a retirement community in the Saginaw area. A potential direct contact issue with arsenic was discovered as part of due diligence work completed during the refinancing process. Triterra reviewed soil data from over 100 soil samples collected by a former consultant and collected 30 additional samples to be used as part of a bio-availability assessment and subsequent development of a site-specific criteria for arsenic. Triterra worked closely with the Michigan Department of Environment, Great Lakes, and Energy (EGLE) toxicologists to develop a criterion that was specific to this site use. The resulting Response Activity Plan was approved by both EGLE and MSHDA. The end result was a reduction in remediation costs by over 60% and saved the owners more than $1.5 million. The savings allowed the facility to remain open and continue to operate as a safe living place for the retirement community.

Project: Mixed-use Development
Location: Lansing, Michigan
Duration: July 2016 to Present

Since 2016, Triterra has assisted with the redevelopment of a former golf course in Lansing, Michigan. Triterra collected hundreds of soil samples across the 35.5-acre property in order to identify and isolate areas of potential environmental concern associated with the former pesticide/herbicide use. This work was vital to the feasibility of the project. In addition, Triterra provided asbestos inspections, environmental due diligence, groundwater sampling, and soil management oversight. Once completed, the estimated $256-million-dollar development will consist of student housing, residential apartments, hotels, assisted living facilities, restaurants and more. The project is anticipated to bring jobs and economic growth to the Lansing area and Triterra is proud to be part of it.

Project: Former Gas Station
Location: Port Huron, Michigan
Duration: March 2012 to Present

In 2012, Triterra was retained to assist in returning a former fueling station to a functional commercial property. Since that time Triterra assisted with the removal of three underground storage tanks and associated fuel lines, conducted an asbestos inspection for building demolition, and also completed environmental due diligence work for a new property owner. In the fall of 2017, Triterra managed the removal of over 1,000 cubic yards of petroleum impacted soil and applied oxygen releasing compounds to the area of concern to assist with the remediation of impacted groundwater. Triterra continues to monitor the property in order to obtain closure under Michigan’s Part 213 regulations. Construction on the new commercial development is expected to begin in 2021.

Project: Mixed-use Development
Location: Lansing, Michigan
Duration: 2015 to Present

Since 2015, Triterra has assisted with the development of a 122,000 square foot mixed-use building property in Lansing, Michigan. Triterra conducted asbestos abatement oversight, waste characterization sampling, soil removal oversight, soil vapor sampling, and installation of a vapor mitigation system. The project entailed numerous layers of Regulatory Oversight because of State and Federal incentives tied to the development. The end result was No Further Action approval from the Michigan Department of Environment, Great Lakes, and Energy (EGLE) and occupancy approval from the U.S. Department of Housing and Urban Development (HUD).

Project: Multi-Location Gas Station Clients
Location: Lower Peninsula, Michigan
Duration: June 2009 to Present

Triterra has managed environmental issues for several multi-location, retail gas station operations since 2009. Over the last 10 years, our personnel have conducted oversight of response actions on more than 30 petroleum releases, 15 underground storage tank removals, 15 new property transactions, and 10 accepted/pending Closure Reports. Activities completed include soil/groundwater/soil-gas investigations, contaminated soil removal, application of oxygen-releasing compounds, contaminant fate and transport modeling, risk assessment and property restriction evaluations, quarterly/confirmatory groundwater and soil-gas monitoring, environmental due diligence assessments, and regulatory reporting. Work completed for these clients was funded through insurance claims, the Michigan Underground Storage Tank Authority (MUSTA) programs, and/or private funding.

Project: Proposed Commercial Development
Location: Bay City, Michigan
Duration: July 2018 to Present

Triterra was retained by a developer who purchased a commercial property and had approximately 10 days remaining of their 45-day due diligence window to complete environmental due diligence activities. The scope of work included a Phase I ESA, Phase II ESA, soil gas investigation, and removal of an abandoned underground storage tank (UST). The site history included a gasoline filling station, manufacturing operations, and the likely onsite existence of foundry fill. Previous environmental reports had not addressed the abandoned UST, and Triterra rushed to schedule removal before the client would be considered liable for the UST and any associated release.

Within the 10-day timeframe, Triterra completed the scope of work in addition to a geophysical survey, lead-based paint assessment, and asbestos contaminating materials (ACM) assessment. The UST was registered, a confirmed release reported, and claim submitted in order to access the Michigan Underground Storage Tank Authority (MUSTA) fund for assistance with investigation and remediation activities. Triterra continues to work toward site closure and monitor onsite groundwater and soil gas.

Project: EPA Brownfield Assessment Grants
Location: Ingham, Eaton, & Clinton Counties, Michigan
Duration: August 2013 to Present

Triterra was selected as one of the region’s environmental consultants to conduct work on three successful Brownfield Assessment Grants from the Environmental Protection Agency (EPA). These grants were awarded in 2013, 2015, and 2019 for property assessment activities in Clinton, Eaton, and Ingham Counties. To date, Triterra has completed environmental due diligence services on over 45 separate projects under these grants. The property types include historical dry cleaners, auto repair shops, office buildings, industrial facilities, school buildings, and many more. In several cases, additional work, such as asbestos and lead paint inspections, were completed to support the redevelopment of these properties. Upon completion of work under these grants, the properties were ready for construction or be restored to active use.

Project: Senior Housing Development
Location: Jackson, Michigan
Duration: March 2017 to Present

Triterra completed a Michigan State Housing and Development Authority (MSHDA) Phase I ESA and a Phase II ESA consisting of soil, groundwater, and soil gas sampling. Historical gasoline filling station operations impacted soil and groundwater with various volatile organic compounds (VOCs). Mercury identified in soil also required additional soil gas assessment and was determined not a concern. Based on the contaminants found in the former gasoline filling station corner of the Property, Triterra approached the Michigan Department of Environment, Great Lakes, and Energy (EGLE) for use of funds under the 2017 Indefinite Scope Indefinite Delivery (ISID). EGLE conducted additional petroleum impacted soil exaction activities and UST removal in the public right-of-way and in the area where the former filling station operated. A BEA was prepared for the new owner and a Documentation of Due Care Compliance (DDCC) was submitted and approved by EGLE in 2020.

Project: Apple Blossom Apartments
Location: Iron River, Michigan
Duration: January 2009 to June 2014

The City of Iron River with assistance from Triterra obtained a Brownfield Redevelopment Loan from the Michigan Department of Environmental Quality (MDEQ) in the amount of $735,000 to conduct environmental response actions necessary to safely convert an early 1900s school building into an multi-unit apartment complex. Triterra staff managed the Brownfield Redevelopment Loan on behalf of the City, which included site investigation, storage tank and contaminated soil removal, asbestos abatement, demolition, and lead-based paint abatement activities.

Additionally, Triterra was retained by the Developer to complete Environmental Due Diligence and related services in support of property acquisition and a $680,000 Low-Income Housing Tax Credit (LIHTC). In 2014, the complex was opened and provided 22 affordable housing units to the community.

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