This publication is designed to address the environmental concerns
associated with real estate transactions. It is directed to both the buyers
and sellers of property used for residential or small commercial purposes.
While it focuses more sharply on helping buyers avoid problems, the
seller's perspective and responsibilities are also discussed. It is designed
to assist the property owner who wants to be a better steward of the land;
protecting not only the value of the property but also the beautiful natural
resources of northwest Michigan.
The authors have done their best to provide useful and accurate
information on the various topics covered. However, you should be
aware that new laws and procedures are being developed all the time
and existing laws are subject to differing interpretations. This booklet is
no substitute for the advice of a competent expert in the field. Because
of its size and format, this booklet simplifies complicated laws and
complex scientific issues. If environmental or natural resource issues are
involved, rely on the experts.
PROTECTION OF SPECIAL RESOURCES
Residents of beautiful northwest Michigan realize the importance of the
special and unique natural resources that make this such a great place
to live. Because of the ecological importance of these resources, there
are federal, state and local laws specifically designed to protect them.
Not all property owners will have these specially protected resources on
their land, but if you suspect that you may, check the sections below. If
you have further questions, check with the appropriate regulatory agency;
usually the Michigan Department of Environmental Quality (DEQ).
Value of a Wetland
Wetlands are important to the protection of environmental quality in many
ways. They provide flood and storm water control by absorbing large
quantities of water like a sponge. Wetlands also perform a valuable
function by reducing flood potential and recharging groundwater aquifers.
Wetlands are highly productive ecosystems for plant and animal life.
Much of Michigan's fish and wildlife rely on wetlands for at least part of
their life cycle.
Unfortunately, wetlands are often regarded as "useless swamps" by
people who do not understand the valuable role they serve. Because
wetlands are often situated next to lakes or streams, land owners may
wish to fill them in, making it possible to build closer to the water or to
create a dry lawn. While this may seem like a small impact on the total
ecosystem, the cumulative impact is devastating. It is estimated that
more than 50% of Michigan's wetlands have already been drained or ed.
Because of the importance of wetlands, it is vital that we do not lose any
more of these valuable resources. With the intent to protect our
wetlands, both the federal and Michigan governments have enacted "no
net loss" of wetland acreage legislation.
Wetland Laws
The Michigan DEQ regulates development in virtually all Michigan
wetlands, pursuant to part 303 Wetland Protection of the Natural
Resources and Environmental Protection Act, PA 451 of 1994. A permit
is required to place fill in any wetland that is greater than five acres in
extent, connected to an inland lake, stream, or one of the Great Lakes.
The connection to surface water can be permanent, intermittent, or even
through groundwater. Any wetland that is within five hundred feet (500')
of an inland lake or stream, or one thousand feet (1000') of the Great
Lakes is presumed connected. Wetlands of less than five acres that are
not presently connected to a surface body of water are not usually
regulated by the state, but may be regulated by a local ordinance. Check
with the local zoning administrator or the DEQ to determine if there is a
local wetland ordinance in your community.
Michigan law states that to develop in a regulated wetland, it must be
proven that there are no "feasible or prudent alternatives" to developing
in the proposed location. This must be proven, even if the applicant can
show that an "unacceptable disruption will not result to the aquatic
resources." It is almost always possible to relocate the development on
the parcel, or reduce the size of the development to eliminate the need
to fill the wetland. If the DEQ considers there to be a feasible or prudent
alternative to filling the wetland, even if the option is less desirable to the
applicant, the permit will be denied. There are some activities which are
exempt from the need for a permit, if effects are minimized: 1) existing
farming, 2) minor road improvements, 3) power line construction, 4)
construction of farm or forestry roads.
Wetland Identification
Because of the importance of following state wetland law, it is essential
to be able to recognize a regulated wetland. Because of the variety of
wetland types and the difficulty of boundary identification, it is strongly
recommended that a qualified wetland analyst be hired to assist in
delineating the wetland boundaries on your property. To find a qualified
analyst, ask the DEQ for a list of consultants. Any property close to a
lake, river or stream stands a good chance of containing a wetland and
should be inspected carefully.
Some natural features may exist on the property that could suggest the
presence of a wetland. However, a wetland is not always obvious. While
vegetation such as cattails is an obvious indicator of a wetland, many
other plants also thrive in a wetland. Plants such as dogwood, cedar,
willow, cottonwood, tag alder, buttonbush, and meadow grasses can also
serve as wetland indicators. Cedar swamps, wet meadows, marshes,
bogs and forested wetlands are a few of the different wetland types found
in Michigan.
Standing water, during the growing season, usually indicates a wetland,
but obvious evidence may not always be present. The property may only
be seasonally wet and the wetland may not be visible in July or August.
Other indicators include: a) matted leaves, b) water lines on trees, or
c) drift lines of floatable debris.
Probably the most accurate and reliable method for determining if an
area is a wetland is to have the soils examined by a trained professional.
Soil borings show signs of a high water table. This evidence, along with
vegetation, indicates the presence of a wetland to DEQ staff.
If you are interested in purchasing a piece of property for development
that appears to have wetlands, you may take option on the property
pending the delineation of the existence of a usable upland building site
on the property. Do not rely on building inspectors, health department
personnel , or even your real estate broker to assure you that property
does not contain wetlands. The DEQ will sometimes delineate the
wetlands on property if you are applying for a permit; however, recent
budget cuts have made wetland identification by DEQ personnel difficult
for many district offices. Call the Land and Water Management Division
at the number listed in the back of this booklet for further assistance.
Michigan is know as The Water Wonderland not only because of the
Great Lakes, but also because of the vast number of high quality inland
lakes and streams. The people who live in, and visit, the Grand Traverse
area enjoy these resources for recreation as well as aesthetic beauty.
The quality of our water resources is closely tied to our quality of life in
this region. As more people move to the area to live and play on the
lakes and streams, increased pressure is placed on these resources
Part 301, Inland Lakes and Streams, of the Natural Resources and
Environmental Protection Act, P.A. 451, (Act 451) regulates construction
activities on and near inland waters. This law applies to any natural or
artificial lake or pond greater than five acres in size; and any stream or
creek with defined banks, and continued flow, or regular occurrence of
flow.
Activities within the Great Lakes are regulated by Part 325. Great Lakes
Submerged Lands, of Act 451 that will be discussed later. Waterfront
property owners and prospective buyers should be familiar with the
section titled Riparian Rights in this document.
The Inland Lakes and Streams portion of Act 451 prohibits certain
activities on bottomlands of a lake or stream in order to protect the
public's right to boat, fish, swim, and enjoy inland waters.
Certain activities are allowed without a permit, including the installation
of a seasonal, non-commercial dock, and the reasonable sanding of
upland beaches landward of the water's edge. Structures installed before
April 1, 1966, are automatically permitted under the law, as is fill installed
before January 9, 1973, in waters covered by Part 301, Inland Lakes and
Streams, of Act 451. If you are considering the purchase of waterfront
property with a permanent improvement in the water, it may be a good
idea to ask the owner when the improvement was installed, and if a
permit was granted by the DEQ. The owner may be required to remove
the structure some time in the future if it was unlawfully constructed.
Prior to new construction in inland waters, such as a breakwall or
permanent pier, it must be proven that the construction will not harm the
environment or the public enjoyment of the resources. Permit
applications are reviewed by the Land and Water Management Division
of the DEQ.
Many of the state's unique rivers and streams are protected as State
Natural Rivers, or Federal Wild and Scenic Rivers. Special river front
zoning by townships, counties, and the Department of Natural Resources
(DNR) requires increased setbacks for buildings and septic systems,
minimum lot sizes and vegetative buffers on stream banks. Such zoning
applies within an 800 foot (800') wide corridor along affected rivers. The
Forest Management Division of the DNR can provide you with a map and
list of affected streams, and a schedule of zoning requirements.
Floodplains can be hazardous areas to occupy and, like wetlands, are
important areas that help manage the flow of excess water. While these
areas may appear to be desirable for some developments because they
are flat and located near flowing water, they may be very poor places to
build. Floodplains are vital for controlling periodic flood events.
Regulations under Part 31, Water Resources Protection, of Act 451,
restrict the placement of fill and permanent structures in a floodplain.
Locally enforced building codes and restrictive deed covenants on
residential subdivisions prohibit basement construction and require
structures to be elevated above anticipated flood heights. Federal
banking regulations require that flood insurance be purchased as a
condition of a mortgage within identified floodplain areas. A permit must
be obtained from the DEQ prior to construction or placing fill within
riverain floodplains to insure that residential structures will not be placed
within the most hazardous portions of floodplains; flood flows will not be
obstructed or unnaturally diverted; and critical flood water storage areas
will not be depleted. The boundaries of floodplains for most major bodies
of water are mapped and kept by local units of government and the
DEQ's Land and Water Management Division. Contact the DEQ District
office near the property of interest, or the building department of the city,
village, or township within which the property resides for further
information.
Just as the DEQ regulates dredge, fill, and construction within inland
lakes and streams, Part 325, Great Lakes Submerged Lands, of Act 451
regulates these activities in the Great Lakes. The U.S. Army Corps of
Engineers is also involved in the Great Lakes bottomlands because of
their concern for public navigation, recreational uses, and water quality.
The State of Michigan, not the owner of the waterfront or shoreline
property, owns the property creating the bottomlands.
The boundary between the state-owned lake bottoms, and private
property is set at the "ordinary high water mark." On Lake Michigan the
ordinary high water mark is 580.5 feet (580.5'), IGL Datum, 1985. Since
this level remains constant, during years of low water the lake level may
expose some of the state-owned bottom land. Conversely, during years
of high water the lake level may exceed the ordinary high water mark and
the public has a right to boat, fish, or hunt over submerged private
property. At all times, people may gain lawful access to the water and
walk along the shoreline indefinitely, provided they remain in the water.
Activities prohibited in the Great Lakes without a permit include dredging
an artificial channel or moving boulders, putting fill into the Great Lakes,
constructing a permanent dock or connecting the Great Lakes to other
bodies of water. A seasonal non-commercial dock or boat lift is not
regulated by the DEQ, and may be constructed without a permit if no
dredge or rock removal is involved.
Under this part of the Act, an applicant obtains a permit from the DEQ
and the application is automatically reviewed by the Army Corps. If a
structure was placed in the Great Lakes without the proper permits the
DEQ and/or the Army Corps could require it to be removed. Buyers may
want to inquire whether or not a permanent structure on the Great Lakes
bottomlands was properly permitted.
Part 353, Sand Dune Protection and Management, of Act 451, regulates
most commercial and residential development in dunes. The DEQ has
compiled a Critical Dune Atlas that delineates all regulated dune areas.
You should check to see if your property is listed in the atlas. A copy of
the atlas is available at the DEQ district office near you, the Northwest
Michigan Council of Governments, or with the district Sea Grant agent.
(See resource list in back of booklet.) You may also contact the DEQ in
Lansing at 517-373-1950.
The Sand Dune Protection and Management portion of Act 451 protects 70,000 acres of this fragile resource along the Lake Michigan and Lake Superior shorelines extending as much as one and one-half mile inland in some places. Unless a special exception is granted the Act prohibits:
A permit is required from the DEQ for any vegetation removal, earth
moving and/or construction within a critical dune area.
The Sand Dune Protection and Management portion of Act 451 can be
very difficult to interpret. Make certain you consult with your county
planning department or with the DEQ if you have any questions.
Along the Great Lakes, part 323, Shorelands Protection and
Management of Act 451, regulates development in areas designated as
high risk erosion areas. The regulations require setbacks, and
sometimes require construction design that makes a building easier to
relocate when threatened by erosion. Each property owner in a
designated high risk erosion area received a certified letter from the DEQ
at the time of designation. The areas are updated and the property
owners re-informed about every ten years. The DEQ has a list of all tax
parcel numbers which are so designated. Your local building official has
a listing, or you may contact the DEQ in Lansing at 517-373-1950 to
check on a particular parcel.
A permit is required for any building or septic system constructed
anywhere on a designated parcel. Permits are also required for
additions, including second floor additions, substantial improvements,
and repair of damage or deterioration exceeding 60% of the structure's
value. Normal maintenance or remodeling which is less than substantial
improvement does not require a permit. Applications for permit may be
obtained from the building department, or by calling the DEQ.
Special areas along the Great Lakes have been designated as
Environmental Areas. These areas contain habitat that has been
determined to be necessary for the preservation and maintenance of fish
and wildlife. The property owners were notified of this designation by
certified mail, however, ownership may have changed. These areas
usually contain wetland vegetation along the shoreline, or are a rookery
for costal dependent birds. If this type of habitat exists on a property, you
can check with the DEQ by calling 517-373-1950 to verify the property's
status.
A permit is required for any dredging, filling, grading, other alterations of
the soil or drainage, alteration of the vegetation utilized by fish or wildlife,
and the placement of permanent structures. Maintenance of existing
dikes, and timber harvest outside of identified colonial bird nesting areas
does not require a permit. Applications for permit can be obtained from
any DEQ office, or by calling the telephone number above.
FARMLAND AND OPEN SPACE PRESERVATION
In 1974, the Michigan State Legislature adopted the Farmland and Open
Space Preservation Act. This is now part 361, Farmland and Open
Space Preservation, of Act 451. This part attempts to preserve
agricultural and open space lands by allowing the land owner to enter into
a legally binding document with the state, agreeing not to develop the
land. In exchange for not developing the land, the land owner may
receive special tax consideration.
The legally binding easements or agreements are for a time period of
between 10 years and 90 years, and are recorded at the County Register
of Deeds in the county in which your property is located. Since these
agreements restrict the development of property, it is important to know
if the property you are considering for purchase is enrolled in an
easement or agreement. In addition, it is important to know if the
property is enrolled because repayment of some or all of the tax benefit
received may be required at some point during the course of the
easement or agreement.. If you find that the land is enrolled, call the
Farmland and Open Space Preservation Unit, Real Estate Division, of the
Department of Natural Resources, for assistance.
The owner of property located on the water front is called a riparian
owner. Riparian owners have certain general rights that other land
owners do not have. The most obvious of these rights is access and
docking into water and its surface for boating or recreation. Some rights,
however, may not be exercised without permission from the DEQ. A
riparian owner on an inland lake or stream actually owns the bottomlands
under the water. This ownership is subject to the shared right of other
riparians, and the public, to boat and fish the entire surface of the lake or
stream. In addition, the riparian owner has rights to put out a dock, moor
a boat on a buoy, and use the water for irrigation. Riparian rights
automatically come with waterfront property.
It is possible for a person to have a share in riparian rights without
individually owning property on the water. Some subdivisions in the
Grand Traverse region jointly create riparian rights in non-riparian
owners. These rights can either be obtained through a lot designated as
a common waterfront access, or through proportional ownership in a lot
on the water. All the lot owners in such a subdivision have shared
riparian rights through their ownership in the common lot. A private road
or drive that dead ends at the water can also ensure access for shared
riparian owners. However, a road access does not necessarily confer the
right to moor a boat, or install a dock. If the road is a public road, access
is guaranteed, but the law states that you may not put your boat on a
permanent mooring at the end of a public road.
Another way for non-riparian landowners to acquire riparian rights is to
have an easement granted to their property by an adjoining riparian
owner, forever guaranteeing access to the water from their property.
This should be listed on the deed, and be able to be confirmed with a title
search. Remember, verbal permission from a neighbor extended to a
previous owner might not be extended to you as a new owner.
Furthermore, a verbal agreement can be revoked at any time.
Watch our for subdivisions with a waterfront lot, or property which is not
formally reserved in writing to the use of all the lot owners. In one
instance, numerous lot owners used the "subdivision beach" for many
years, only to have the developer sell it as a high-priced beach lot. If it
is not reserved in your deed, or the subdivision plat, you can't be sure of
access.
There may be a limit to the number of people allowed access to the water
through shared ownership of riparian property. Land use planners call
granting access through shared ownership "funneling." Each year
riparian owners take cases to the state legislature, the courts, and local
governments to limit the funneling of large numbers of waterfront users
through small private lots. Presently the question is whether the number
of people being funneled unreasonably interferes with the rights of other
riparian owners.
PREVENTION AND DISCOVERY OF
ENVIRONMENTAL CONTAMINATION
While not all property owners have resources requiring special protection
measures, preventing environmental contamination is the responsibility
of all property owners. Northern Michigan is a beautiful place to live
because of its tremendous natural resources. As more people move to
the region, their cumulative impacts on the land can negatively affect the
qualities that attracted them.
In addition to preserving northwest Michigan's beautiful natural
resources, environmental awareness can also protect you from
expensive environmental cleanup liability. Many federal and state laws
designed to protect the environment impose fines and cleanup liability on
property owners who have contaminated property. The following section
discusses some sources of environmental contamination and ways
property owners can reduce the risk of problems on their land.
CONTAMINATION AND ENVIRONMENTAL REMEDIATION
PART 201
The words "environmental contamination" have taken on new meaning
in the last several years. Not long ago, environmental pollution referred
mainly to major chemical spills in lakes or streams or the release of
enough toxic chemicals to show immediate effects on fish or wildlife.
Pollution was something only large industrial plants produced; certainly
not something of concern to an ordinary homeowner, or small business
owner. Most people know now that anyone who uses hazardous
materials in any quantity has the potential to cause an environmental
contamination problem. This does not mean that homeowners or small
businesses were not creating similar problems before. . .they just did not
realize it was pollution.
Part 201 of Act 451, which deals with environmental remediation
(formerly the Michigan Environmental Response Act) defines
environmental contamination as "the release of a hazardous substance.
. .in a quantity which is, or may become, injurious to the environment, or
to the public health, safety, or welfare." The purpose of this law is to
identify and rank sites of environmental contamination, and assign civil
or criminal liability to pay for the cleanup of these sites. Currently, the
Michigan Department of Environmental Quality (DEQ) Environmental
Response Division staff has identified more than 3,400 sites of
environmental contamination throughout the state. The Michigan
Department of Environmental Quality and the Michigan Society of
Planning Officials have identified several land use activities with high
potential for groundwater contamination, as well as pathways by which
contaminants can reach groundwater.
For more information, contact your county health department.
Contamination can, according to Part 201 definitions, impact "land
surface water, groundwater, subsurface soil or strata, air, fish, wildlife, or
biota." The most common problems, and expensive to clean up, are
those impacting soil and groundwater. Soil and groundwater
contamination occurs whenever a hazardous substance is released onto
or into the ground. Much of northwest Michigan has very sandy,
permeable soils which allow contaminants to spread quickly
underground. This type of soil also makes cleanups difficult and costly,
and places our drinking water at risk. Chapter 3 of this booklet further
addresses ways property owners can reduce their risk of assuming civil
or criminal liability for cleaning up contamination.
Michigan waters are often adversely affected by soil erosion.
Sedimentation is the largest pollutant in surface water: silt, sand, and
other soils run off sites where vegetation has been removed, and clogs
creeks and streams, damaging the natural environment. Sediment
affects the bottom of the creek, stream, or lake where it eventually comes
to rest. Sandy bottoms formed as a result of such runoff are areas where
few species can survive, creating a virtual "aquatic desert."
Erosion occurs not only on property near lakes and streams, but also on
parcels far from water. During heavy ranis or spring snow melts, fast
moving water can carry sediment long distances. When land is covered
with plants, the roots stabilize the soils and naturally slow the water,
which helps prevent erosion. However, on steep slopes and sandy soils,
two common features in northern Michigan, plant removal exposes bare
soil to the elements, and hastens erosion.
To protect lakes and streams, Michigan adopted Part 91, Soil Erosion
and Sedimentation Control, of Act 451. this portion of the Act requires a
permit for any earth change activity within five under feet (500') of a lake
or stream, or any earth change activity that disturbs one or more acres
of land. Part 91 is administered by each county by an agency selected
by the County Board of Commissioners; typical agencies responsible for
administering Part 91 include the Drain Commission, Road Commission,
Health Department, Building Department, and Soil Conservation District.
FLOWAGE EASEMENTS AND STORMWATER
REGULATION
Stormwater management is an important concept to understand because
of the detrimental effects of erosion and flooding. Whenever property
owners alter the flow of water, or reduce the amount of natural infiltration
by covering the ground with a structure or pavement, they need to
consider the downstream impacts of additional water.
Some counties have an elected drain commissioner to oversee the
construction and maintenance of drains controlling stormwater. A
designated drainage district would require an approved plan for the
disposal of stormwater at a building site. A recommended practice for
stormwater drainage is to direct it to an area where it can naturally
infiltrate into groundwater rather than place additional water into streams.
Sometimes a change in the drainage patterns on a piece of land can
place excess water onto a neighbor's property. It is possible to make
arrangements for the discharge of water on a neighboring parcel by
obtaining a flowage easement. Similar to a right of way, a flowage
easement grants the right to use someone else's property for the
passage of water. watch developments on neighboring parcels to
determine if they will be adding stormwater to your property.
RESIDENTIAL PROPERTY OWNER CONCERNS
While there are many advantages to owning property outside of an urban
environment, additional responsibilities are placed on the rural property
owner. Maintaining a septic system, drilling a water well, providing for a
source of heating fuel, and disposal of wastes are all concerns that rural
residents must consider. cutting costs when planning for these
necessary expenses may enter one's mind, but remember that the cost
of correcting an environmental contamination problem will always be
considerably higher than taking preventative measures. If you are
considering developing, or purchasing property in a rural area, be sure
to read the following sections carefully.
Septic Systems
Your septic system is one of the most important, and least appreciated,
features of your home or business. Along with the water well, it is part of
the life support system for rural dwellings. It is important that your septic
system by in proper working order, as a failing septic system can reduce
property values, and cause health and environmental problems.
Adopting simple preventative maintenance measures will keep your
septic system functioning Properly. Keep in mind that replacing a septic
system can cost up to $5,000.00.
Signals of septic system problems:
To prevent septic system problems:
DO
DON'T
Source: MSU Cooperative Extension Service
At the time of a property sale, the county health department may evaluate
the septic system. To be sure, buyers should request inspection
information, and sellers should be aware that an undisclosed failing
septic system may be considered a latent property defect.
Failing septic systems release bacteria and nutrients, which are
pollutants and health threats, into the ground and surface waters. Lake
and streamshore property owners should take special precautions to
maintain their septic system. All property owners should be concerned
about the proximity of their septic system to their water well to insure that
pollutants do not enter their drinking water supply. For any additional
information about septic systems, contact the county health department,
or the county Michigan State University Cooperative Extension agent.
Rural property owners should be aware of the disposal of other
wastewaters. Many rural buildings are constructed with floor drains to
dispose of spills or floodwaters. These floor drains are not an
appropriate place to dispose of any material except for clean water. Too
frequently people have washed spilled chemicals down floor drains to get
rid of them, only to contaminate soils and groundwater. Contaminated
groundwater will flow into lakes and streams, and also your drinking
water well. Floor drains are now known to be one of the most common
sources of groundwater contamination. They should be sealed off, if
possible, or labeled with a warning that says, "DO NOT DUMP
ANYTHING BUT WATER IN THIS DRAIN - IT DRAINS TO
GROUNDWATER."
Water Wells
Along with a septic system, a drinking water well is essential to any
developed rural property. Water wells require little maintenance once
installed. However, where and how they are installed is critical.
When citing a well, select an area as far as possible from potential
sources of contamination, such as fuel storage tanks, septic tanks,
chemicals storage facilities, or manure piles. Carefully note these
dangerous areas on neighboring parcels as well. When citing potential
sources of contamination, be mindful of where your water well and
neighboring wells are located.
It is also important to be sure your well is properly grouted or sealed
along its casing. This is what prevents surface contaminants from
running down alongside the well casing and contaminating drinking water.
If a well is no longer in use, it should be properly sealed to prevent
contaminants from draining into the drinking aquifer.
It is recommended that drinking water from a well be tested every two
years. For a minimal fee, the county health department will run a test for
nitrates, bacteria, and other trace minerals. Tests for other substances
are considerably more expensive and usually unnecessary unless you
have reason to believe a specific substance could be polluting your well.
Nitrates and bacteria can act as indicators of other sources of
contamination. For more information about your water well, contact your
county health department.
Residential Fuel Storage
Rural residents usually need to store their own heating fuel on site. Any
type of petroleum fuel is a hazardous substance, and should be stored
carefully. Aboveground fuel storage tanks are preferable to underground
tanks because they can be monitored for signs of stress or leaks.
Home fuel storage tanks are not regulated under Part 211 of Act 451,
which regulates commercial storage tanks and requires numerous safety
devices to prevent and detect leaks. Small residential tank owners
maybe liable for cleanup costs, under Part 201 of Act 451, if they have a
leak or spill from their tank. Because of the potential liability for cleaning
up these problems, it can be difficult to sell property with an underground
storage tank.
Contamination problems from residential storage tanks are caused by
rusting tanks, leaky piping from the tank, and spills or overfills at the time
of fuel delivery. The recommended practice for homeowners it to replace
a tank every 15 years, routinely inspect the fittings, monitor fuel levels
with a dipstick during summer months to detect any unwarranted fuel
losses, utilize aboveground tanks if possible, and purchase the best
equipment available to prevent leaks. Following these guidelines, it is
unlikely that a property owner would experience a significant
environmental contamination problem from a fuel storage tank.
Oil and Gas Development
Owners of rural property in northern Michigan should be aware of the
possibility that there may be valuable oil and gas resources beneath their
land. If you do not own the mineral rights to your property, it is possible
that drilling rigs could show up on your "back forty" in the future. The law
protects mineral rights owners to recover those natural resources by
allowing them to use as much of the surface area as is reasonably
necessary for the development of the mineral interest.
If you own property, or are contemplating buying property, with "severed"
mineral rights, determine who owns those rights and if they are under
lease to a drilling company. If so, you have very few rights regarding how
that drilling will occur. However, the Dormant Minerals Act does allow
severed mineral rights to be rejoined with the surface rights if there has
been no action taken toward developing those minerals within 20 years.
Contact your county cooperative extension agent or DEQ field staff for
more information about drilling status in your area.
If you do own the mineral rights to your parcel, you may be approached
by a drilling company to lease those right for development. While you will
receive compensation for the oil or gas removed from your land, you
should be very concerned when negotiating the lease that you retain
control over as much of the surface activities as possible. Oil and gas
drilling is considered a high risk activity for groundwater contamination,
and there are many precautionary measures you can write into a lease
to protect your long term interest in your property. Before signing a
lease, contact your county extension agent, soil conservation office, DEQ
staff, and/or an attorney about your options.
COMMERCIAL UNDERGROUND STORAGE TANKS
Underground storage tanks have been the standard means of storing
petroleum or other hazardous products for many years. It is estimated
that there are as many as five million tanks in the United States, and
many thousands of these are now leaking their contents into soil and
groundwater.
To deal with this growing problem, Michigan has developed an
underground storage tank program which is implemented primarily
through three parts of Act 451:
1) Part 211, formerly the Underground Storage Tank Regulatory Act; 2)
Part 213, formerly the Leaking Underground Storage Tank (LUST) Act;
and 3) Part 215, formerly the Michigan Underground Storage Tank
Financial Assurance Act (MUSTFA). The program regulates all
underground storage tanks that contain hazardous substances,
petroleum products, and tanks used for commercial purposes. Tanks on
farms, or residential property, that are under 1,100 gallons are exempt,
as well as any tank used for heating oil.
Part 211 requires that owners of all regulated tanks register their tanks
with the DEQ - Underground Storage Tank Division (USTD). A
registration fee of $100 must be paid out annually for each tank. Tanks
out of use for a year or more must be removed. Part 211 also requires
upgrades, phased over time, of existing tanks to provide corrosion
prevention, overfull containment, and leak detection.
Part 213 is in place to remediate leaking underground storage tank
problems. It requires that discovery of any leaking tank be reported to
the DEQ-USTD. It also sets up a risk based corrective action program
for designing and implementing cleanup of the released chemicals. This
part should be closely studied by any owner of a regulated underground
storage tank. The DEQ-USTD is the implementing agency for this part,
and responsible for overseeing the cleanup of any spill.
Part 215 creates a publicly funded insurance program for the cleanup of
contamination from LUSTs. A gas tax has been collected on all
petroleum products sold in Michigan, and the fees are deposited in the
MUSTFA fund. It is estimated that revenues to this fund range between
$45,000,000.00 and $50,000,000.00 annually. A person discovering a
release, who has complied with the requirements of Part 211 and Part
214, formerly was eligible to apply for MUSTFA funds to assist in cleanup
costs. The owner was responsible for the first $10,000.00, and the
MUSTFA fund would pay the remainder, up to $1,000,000.00. Due to the
fact that claims on the fund have greatly exceeded its resources, the
MUSTFA has been declared insolvent, and is not paying any new claims.
In addition, owners of USTs must provide coverage to meet the financial
responsibility requirement through private insurance.
If you have purchased residential property, and discover and abandoned
underground storage tank, your first step should be to contact the DEQ-USTD to determine if the
tanks needs to be registered.
In addition to complying with the registration requirements, there is a
detailed procedure that needs to be followed once a release is
discovered:
Within 24 hours, the release must be reported to the DEQ-USTD.
Within 90 days of the release, an initial assessment
report must be filed with the USTD District Office,
describing the contamination, such as getting the
floating gasoline (free product) out of the water, or
removing the highly contaminated soils to an appropriate
facility.
Within 365 days after a release has been discovered, a consultant
retained by the owner of the UST must complete a final assessment
report detailing the site cleanup plan.
STORAGE, HANDLING, AND DISPOSAL OF HAZARDOUS
MATERIALS
Many of today's frequently used chemicals can pose a hazard to the
environment if handled improperly. Both business and home owners
should be concerned about reducing the rest of contaminating their
property by understanding the proper methods of use, storage, and
disposal of hazardous materials.
Household Hazardous Materials
A specific chemical, and often dangerous, cleaning product exists for
nearly every surface in a home. Prior to the production of these
hazardous chemicals, homemakers were able to keep a clean home
using less harmful materials, such as baking soda, salt, and good ol'
fashioned elbow grease. While there may not be a "natural" equivalent
for every modern hazardous household product, using less toxic
alternatives reduces your personal risk, and will likely save money. Less
consumer demand for such products will reduce the production of toxic
chemicals. Your county cooperative extension agent has information on
less hazardous alternative products you can use.
Asbestos
Asbestos is a mineral fiber which has been shown to cause lung and
stomach cancer when inhaled. It is only a problem when the fibers are
released into the air. Asbestos can be found in steam pipe coverings,
some appliances (especially wood stoves), some ceiling, wall and floor
coverings, and some roofing and siding materials.
To identify asbestos, look for identifying labels or contact a plumber, or
a heating or building contractor who may be able to make a visual
identification. In certain cases, you may want to have a sample of the
material in question analyzed by a laboratory.
The general guideline for asbestos is not to remove it, unless it is
crumbling into airborne dust. Improper removal can create more harmful
exposure by releasing large quantities of asbestos dust. If asbestos in
a home or commercial building is crumbling, contact a qualified asbestos
contractor to deal with the situation. In any situation, when working with
or near asbestos, wear a mask over your nose and mouth. When it
comes to clean-up, removal or sealing asbestos leave it to the experts.
For more information regarding asbestos removal, contact the
Department of Labor-Division of Occupational Health.
Radon
Radon is an invisible, odorless, naturally occurring radioactive gas
produced by decaying uranium in the ground. Radon, suspected of
causing lung cancer, can enter homes through small cracks in the
foundation, or possibly through well water. In a tightly sealed, energy
efficient home that has limited air exchange, radon levels can
accumulate. Dangerous levels of radon are equivalent to about a pack
or two of cigarettes per day. Dangerous levels of radon have not been
detected anywhere in northern Michigan.
If radon is entering a home through the basement, it can be sealed out,
or ventilation can be increased. If it is entering through the water, it can
be removed through aeration or filtration. To test for radon, short (two to
seven day) exposure charcoal canisters are recommended. Some
consumer radon tests claim to take only a few minutes or hours; these
tests are unreliable.
If a carbon canister screening test shows an unacceptable radon level,
purchase an alpha-tract test. The alpha-track tests, which are far more
reliable, require one to three month testing periods. When considering
a home for purchase, the carbon canister test will provide a reasonable
indicator whether radon is a concern. For more information about radon,
contact the Michigan Department of Environmental Quality-Drinking
Water and Radiological Protection Division.
Indoor Air Pollution and Sick Building Syndrome
Most people spend approximately 90% of their time indoors, with 65% in
their homes. The EPA has rated indoor air pollution as one of the highest
potential environmental health risks Fortunately, most sources of indoor
air pollution can be eliminated, corrected, or controlled.
Some individuals develop acute sensitivity from exposure to indoor air
pollutants. Long term exposure to some of these substances may result
in chronic health effects. Children, the elderly, and people with lung
disease are especially susceptible to indoor air pollution. The effects of
hazardous airborne substances released from the building into the air is
sometimes known as sick building syndrome.
The hazardous components of some building materials, such as foam
insulation, glues, carpeting, paints and, caulks, "off-gas" into the air. The
off gassing from these materials diminishes over time. An older home,
that has not been remodeled recently, will have negligible levels of
formaldehyde, and other hazardous substances. However, completely
new construction has the highest potential to release hazardous
substances. Building materials are available that do not contain
hazardous substances. These non-toxic alternatives are more
expensive, but may be worth the price.
In addition to building materials, other sources of indoor air pollution can
be prevented or corrected. Thy by-products of combustion in the home
result in nitrogen dioxide and carbon monoxide. Potential problem
sources are faulty or corroded heat exchangers in the furnace, wood
stoves and fire places, and an improperly vented gas range.
Toxic chemicals in household products are also a contributor to indoor air
pollution. In spite of clearly marked warnings, some people use cleaning
products, solvents, personal care products, pesticides, paints, and hobby
products without following the instructions. Where possible, eliminate the
use of these products if they contain hazardous substances. It if is not
possible to eliminate these products from your home, use and store them
according to the instructions.
Business and Small Industry Concerns
Many businesses and small industries use hazardous materials on site.
There are several state and federal laws regulating the creation, storage,
handling, and disposal of hazardous wastes. In addition to the regulatory
requirements, property owners should be concerned about the health
risks and liability costs for cleaning up a spill. Fortunately, precautions
can be taken to reduce the risk of environmental contamination from
hazardous materials. The DEQ Waste Management Division has more
specific information for small businesses regarding handling hazardous
materials.
Secondary Containment - Many contamination problems
occur because of accidental leaks or spills from
hazardous material containers. Placing secondary
containment around the primary container ensures that
a spill or leak will not reach the soil or groundwater.
Loading, storage, and mixing areas can be secondarily
contained with a sealed concrete floor that is designed
to trap liquids. Another method of secondary
containment is placing collection troughs under storage
areas. It is important to seal off the pathway where
spilled or leaked chemicals could reach the soil.
Close Floor Drains - Floor drains or dry wells that are
not connected to a sanitary sewer system are one of the
most common and likely sources of groundwater
contamination. These drains are designed to dispose of
excess liquid on a floor by directing it several feet into
the ground. This is harmful if anything other than water
is washed down the drain. Many buildings were
intentionally designed with floor drains, but it is highly
recommended that they be sealed off if hazardous
chemicals are stored nearby. Both the federal EPA, and
the state DEQ require a permit for a floor drain into
which hazardous chemicals in any quantity are
discharged - and those permits are very difficult to
obtain. If any hazardous materials are improperly
discharged from your facility, you will be held
responsible for cleanup costs under Michigan's Act 451,
the Natural Resources and Environmental Protection
Act.
Reduce, Reuse, Recycle - The most effective way to
reduce your risk of a contamination problem is to reduce
the quantity of hazardous materials used, stored or
generated on site. This can be done by first thoroughly
evaluating how much hazardous materials are used,
where they are used, and how they are disposed. Using
that information, it may be possible to devise strategies
to reduce the quantities stored on site.
It may be possible to reclaim and recycle your
hazardous wastes, thereby reducing the amount that
must be purchased and disposed. Keeping hazardous
materials separate rather than mixing them, makes it
easier to reuse or reclaim them. You may be able to
substitute a non-hazardous, or less hazardous
substance for materials you are currently using. Also,
watch for improved technology to reduce hazardous
materials - the additional capital costs may be offset by
the savings in waste disposal.
Pollution Incident Prevention Plan, Employee Education
- Businesses which use, store or generate certain
quantities of hazardous materials are required to submit
Pollution Incident Prevention Plans. While some
businesses are exempt, it is a good idea for any
business to prepare such a plan. Employers should
also be sure that all employees understand, and are
prepared for any accidents or potential pollution
problems. Contact your local health department or fire
department, or the DEQ for assistance in developing
these plans.
OFF SITE SOURCES OF CONTAMINATION
Finally, it is worth considering proximity to hazardous land use activities
and external air pollution sources when looking at property. High risk
businesses and certain land use activities should be of concern,
especially if you will be relying on a private well for drinking water. It is
also important to consider whether there are any nuisance odor sources
nearby. If you have selected property in a farming community, be aware
that Michigan has a Right to Farm Law, which protects farmers from
certain complaints by neighboring residential property owners.
REDUCING RISK OF LEGAL LIABILITY FOR
ENVIRONMENTAL CLEANUP
1995 AMENDMENTS TO MICHIGAN LAW
Who is Liable?
On June 2, 1995, Michigan Governor Engler signed PA71, the Natural
Resources and Environmental Protection Act (NREPA)
(http://www.deq.state.mi.us/erd/201lawru.html) This new law, which
provides that under most circumstances only the "polluter" is liable for
environmental clean-up of real property, is a dramatic departure from the
former law, Act 307, or the Michigan Environmental Response Act.
Although NREPA encourages the purchase of contaminated properties,
it does NOT override federal law, under which a purchaser may be held
liable for the clean up of environmental damage that he or she did not
cause. Thus, all landowners must exercise great caution in purchasing
contaminated, or potentially contaminated, property.
Some Terms Property Owners Should Know
Baseline Environmental Assessment: an evaluation of the environmental
condition of a property existing at the time of purchase, so that at a later
point there is a way to distinguish a post-purchase release from existing
contamination.
Innocent Purchaser: NREPA exempts an "innocent purchaser" from
liability. To be considered an "innocent purchaser" one generally
conducts the investigation outlined in this chapter.
Operator: A person who is in control of, or responsible for, the operation
of a facility owned by someone else. Under NREPA, a lessee is an
"operator".
Remedial Action Plan: A work plan for performing environmental clean-up and
monitoring. The Plan must be approved by the Michigan
Department of Environmental Quality (DEQ), which is required by
NREPA to create remediation standards for the following categories of
property use: residential, commercial, recreational, and industrial.
The Need for Environmental Review
It bears repeating that even though the purchaser of contaminated
property might be able to avoid liability under current Michigan law, he or
she still might be obligated under federal law to pay for the entire
cleanup. The governing federal law is the Comprehensive Environmental
Response, Compensation, and Recovery Act ("CERCLA" or Superfund).
This law does, however, entitle the buyer who conducts a proper
investigation of the property to assert the "innocent purchaser" defense.
Exemption From Liability Under Part 201 of NREPA
Michigan law also permits the "innocent purchaser" defense. To be
entitled to this defense, the buyer must demonstrate environmental due
diligence. At the time of acquisition the buyer should inquire into the
previous ownership and uses of the property. The NREPA raises the
standard of property review by buyers, and imposes a higher duty of
inquiry on a buyer if the price seems too good to be true.
The level of the environmental inquiry depends upon the nature of the
property being purchased. Residential property generally requires less
evaluation than does commercial property, an industrial site, or a
gasoline station (past or present).
In all transactions the buyer should:
Review the title insurance commitment, which should reveal
whether a Remedial Action Plan has been issued for the
property.
Question the seller, the seller's agent, and the neighbors about
the property's historical use.
Inspect the property. Look for vents or pipes which might
indicate an underground storage tank. Is there an old rack for an
above-ground fuel tank? Is there a floor drain in the garage with
surrounding oil stains? Is the water well near any possible
sources of contamination? Is there any evidence of unfavorable
past use on or near the property?
In residential transactions, review the Seller's Disclosure
Statement provided by the Realtor® or seller. This form
obligates the seller to disclose the existence of known
underground storage tanks.
If the investigation reveals no likely contamination or contamination
sources, and the property will be sued for residential purposes, the buyer
can proceed with relative safety.
For commercial and industrial property, however, the buyer
should conduct an additional study known as a "Phase I
Environmental Assessment". A "Phase I" will identify potential
environmental problems and help establish the innocent
purchaser defense.
The Phase I Environmental Assessment
This assessment is performed by an environmental consultant who will:
If a qualified and competent environmental consultant finds no likelihood
of contamination, the property is reasonably safe to purchase and the
new owner has exercised environmental due diligence, and should be
entitled to the "innocent purchaser" defense.
Phase II Environmental Assessment
If concerns are raised during a Phase I Environmental Assessment, a
Phase II Assessment is recommended, particularly if the buyer is
interested enough to consider necessary remedial action. In this phase,
a consultant will conduct specific tests on soil or groundwater to
determine the full extent of the problem and to estimate clean-up costs.
What to do if Contamination is Found:
Baseline Environmental Assessments
Michigan's new law (NREPA, Part 201) establishes a procedure that, if
carefully followed, encourages buyers to acquire property even if it is
contaminated. The legislative intent was to encourage the re-use of
tainted property, particularly in urban areas. The Baseline Environmental
Assessment process (BEA) applies to all purchases of Michigan real
property on or after June 5, 1995.
Once it is determined that the property is contaminated the purchaser is
allowed to file a Baseline Environmental Assessment (BEA) with the
Department of Environmental Quality. Because failure to file the BEA
within 45 days after the date of purchase or occupancy of the property
will shift clean-up liability to the buyer, attention to timing is critical.
Potential buyers may wish to review a November 7, 1995, memorandum
entitled "Commonly Asked Questions and Answers about the 1995
Amendments to Part 201 of the NREPA"
(http://www.lawsite.com/mienv/deqfaq1.html). Of particular interest are
the discussions of liability for leaking residential heating oil tanks, time
frames for filing a BEA, and owner's duties to prevent the worsening of
site contamination.
Liability for Existing Contamination
Under NREPA, a former or current property owner or operator is liable if
it can be proved that he or she was responsible for the contamination.
The Act requires the current property owner to pursue diligently the
activities necessary to achieve DEQ clean-up standards. Fines and
penalties will not be imposed upon the owner until after June 5, 1997,
effectively allowing these persons a grace period during which they can
begin to undertake the required measures.
The Michigan Seller Disclosure Act requires the seller of a 1 to 4 unit
residential property to disclose in writing to a potential purchaser the
existence of substances which may be an environmental hazard
(including asbestos and lead based paint), and underground storage
tanks.) The Act does not require a seller to perform an environmental
audit. If a seller is unaware of property contamination, he or she may
safely indicate this on the disclosure form. However, knowingly
misrepresenting a property or concealing a known contamination or
limiting condition is a fraudulent act. A seller should not make any
warranties or representations about a property's condition unless an
investigation has been conducted.
NREPA has the potential to ease the environmental liability concerns of
a buyer of Michigan real property. The buyer should pay strict attention
to the requirements of the statute and the DEQ regulations: failure to do
so could result in the buyer's unnecessary assumption of responsibility
for environmental clean-up costs. Sellers will benefit from NREPA as
well: property that was once unsalable can now be transferred to a well-informed purchaser.
LOCAL/REGIONAL AGENCIES
County Public Health Departments
Responsible locally for sanitation and drinking water quality. The county
health department will perform limited water quality tests for private wells.
They also grant permits for septic system installation, conduct
evaluations for property transactions, and can answer many
environmental health related questions.
District Health Department #3, Antrim County
P.O. Box 246
Bellaire, MI 49615
Contact: Walter Franczek Phone: (231) 533-8607
Benzie County Health Department
P.O. Box 335, Governmental Center
Benzie, MI 496140
Grand Traverse County Health Department
Environmental Health Division Leelanau County is currently contracting public health services
from Grand Traverse County. Any questions should be directed
to the listing above.
Michigan State University Extension Service
Extension agents are availabale to answer questions on a variety of
agricultural, natural resource, and residential questions. CES has
produced numerous publications for free distribution, and agents are
aware of current university research efforts.
Conservation Organizations
Conservationists can provide assistance in site suitability and other land
use issues.
County Planning Departments
County planners are familiar with the land use restrictions due to
environmental or other regulations in your county. Your planner can help
you get the proper information about what permits you need before
developing a parcel.
Other State/Local Agencies
State and Federal Agencies
2325 Garfield Road, North - Suite B
Traverse City, MI 49686
Contact: Milt Stanton Phone: (231) 922-4833
Kalkaska County Health Department
P.O. Box 783
Kalkaska, MI 49646
Contact: Dick Courson Phone: (231) 258-8669
Leelanau County Health Department
Michigan State University Cooperative Extension Service
11 Agriculture Hall
East Lansing, MI 48824
Phone: (517) 355-2308
MSU Extension-Antrim County
P.O. Box 427
Bellaire, MI 49615
Director: Burt Stanley Phone: (231) 533-8818
MSU Extension-Benzie County
P.O. Box 307
Beulah, MI 49617
Director: Randy Bell Phone: (231) 882-0025
MSU Extension-Grand Traverse County
1102 Cass Street-Suite A
Traverse City, MI 49684
Director: Jim Wiesing Phone: (231) 922-4620
MSU Extension-Kalkaska County
605 Birch St.
Kalkaska, MI 49646
Director: Karen Fritz Phone: (231) 258-3320
MSU Extension-Leelanau County
116 Phillips St.
Lake Leelanau, MI 49653
Director: Jim Bardenhagen Phone: (231) 256-9888
MSU Extension-Michigan Sea Grant Program
1102 Cass Street-Suite A
Traverse City, MI 49684
Agent: John McKinney Phone: (231) 922-4620
Natural Resource Conservation Service-Antrim County
106 Depot St.
Bellaire, MI 49615
District Conservationist: Pepper Bromelmeier
Phone: (231) 533-8363
Antrim Conservation District
106 Depot St.
Bellaire, MI 49615
Contact: Janet Person Phone: (231) 533-8363
Natural Resource Conservation Service-Benzie County
8840 Chippewa Highway
Bear Lake, MI 49614
District Conservationist: Ben Loosemore
Phone: (231) 889-9666
Benzie Conservation District
P.O. Box 428
207 S. Benzie Blvd.
Beulah, MI 49617
Administrator: Jean Kadlec Phone: (231) 882-4391
Natural Resource Conservation Service-Grand Traverse County
1222 Veterans Drive
Traverse City, MI 49686
District Conservationist: Tom Adams
Phone: (231) 941-0960
Grand Traverse Conservation District
1222 Veterans Drive
Traverse City, MI 49686
Contact: Lew Coulter Phone: (231) 941-0960
Natural Resource Conservation Service-Kalkaska County
106 Depot
Bellaire, MI 49615
District Conservationist: Pepper Bromelmeier
Phone: (231) 533-8709
Kalkaska Conservation District
605 N. Birch Street
Kalkaska, MI 49646
District Manager, Project Director: Russ LaRowe
Phone: (231) 258-3307
Leelanau County Conservation District
P.O. Box 205
208 W. Main St.
Lake Leelanau, MI 49653
District Conservationist: Buzz Long
Phone: (231) 256-9783
Leelanau County Soil and Water Conservation District
P.O. Box 205
Old M-204-Bonek Bldg.
Lake Leelanau, MI 49653
Contact: Judy Egler Phone: (231) 256-9783
Michigan Department of Agriculture,
Pesticide Manaagement Division
701 S. Elmwood, Suite 9
Traverse City, MI 49684
Supervisor: Norm Remington Phone: (231) 947-3171
Antrim County Planning Department
P.O. Box 187
Bellaire, MI 49615
Director: Pete Garwood Phone: (231) 533-8607
Benzie County Planning Department
P.O. Box, 398 Government Center
Beulah, MI 49617
Director: Dave Neiger Phone: (231) 882-9674
Grand Traverse County Planning Department
P.O. Box 552
Traverse City, MI 49685-0552
Director: Roger Williams Phone: (231) 922-4676
Leelanau County Planning Department
113 Grand Ave.
Leelanau County Courthouse
Leland, MI 49654
Director: Tim Dolehanty Phone: (231) 256-9812
Michigan Department of Environmental Quality
Cadillac District 6 Office
8015 Mackinaw Trail
Cadillac, MI 49601 Phone: (231) 775-9727
Northwest Michigan Council of Governments
Environmental Programs Department
P.O. Box 506
Traverse City, MI 49685-0506
Contact: Megan Olds Phone: (231) 929-5000
U.S.D.A. Soil Conservation Service, State Office
1405 S. Harrison Road, Room 101
East Lansing, MI 48823-5202 Phone: (517) 337-6701
U.S. Geological Survey, State Office
Water Resources Division
6520 Mercantile Way, Suite 5
Lansing, MI 48911 Phone: (517) 887-8903
Michigan Department of Agriculture
P.O. Box 30195
Lansing, MI 48909 Phone: (517) 373-1104
Michigan Department of Community Health
P.O. Box 30035
3423 North Logan
Lansing, MI 48909 Phone: (517) 335-8000
Michigan Department of Natural Resources
P.O. Box 30028
Lansing, MI 48909
Information Services Division (517) 373-9400
Environmental Response Division (517) 373-9837
Geological Survey Division (517) 334-6907
Land and Water Management Division (517) 373-1170
Surface Water Quality Control (517) 373-1949
Waste Management Division (517) 373-2730
Office of Water Resources (517) 373-0014
Michigan State Police, Fire Marshall Division
7150 Harris Drive
Lansing, MI 48913 Phone: (517) 322-1921
Institute of Water Research
334 Natural Resources Building
East Lansing, MI 48824 Phone: (517) 353-3742
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