HomeMy WebLinkAbout20086 Chadbourn Mill Annual Redevelopment Summary Report & Final Grade Soil Assessment Work Plan_20210130
Via Email
January 30, 2021
NCDEQ – Division of Waste Management
Brownfields Program
1646 Mail Service Center
Raleigh, NC 27699-1646
Attention: Mr. David Peacock
Re: Annual Redevelopment Summary Report & Final Grade Assessment Work Plan
Chadbourn Mill
451 Jordan Place
Charlotte, North Carolina
Brownfields Project No. 20086-16-060
H&H Job No. WPP-005
Dear David:
1.0 Introduction
On behalf of Chadbourn Mill Owner, LLC (Prospective Developer or PD), Hart & Hickman, PC
(H&H) has prepared this report to summarize environment-related redevelopment activities
associated with a portion of Chadbourn Mill Brownfields property (Brownfields Project No.
20086-16-060) located at 451 Jordan Place in Charlotte, Mecklenburg County, North Carolina
(Site or subject Site). The Chadbourn Mill Brownfields property has been subdivided into two
parcels of land. The Site is comprised of the approximately 2-acre parcel of land (Parcel ID No.
08306707) located in the western portion of the larger approximately 5.75-acre Chadbourn Mill
Brownfields property. Proposed redevelopment activities at the Site include upfit and
renovations for adaptive re-use of the existing mill building and boiler building for commercial
purposes. A Site location map is provided as Figure 1, and the Site and surrounding area are
shown in Figure 2.
Mr. David Peacock
January 30, 2021
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A Brownfields Agreement between the North Carolina Department of Environmental Quality
(DEQ) and Faison-Chadbourn Mill, LLC was recorded for the Site on September 1, 2017. Land
Use Restriction (LUR) No. 4 included in the Brownfields Agreement generally indicates that a
report of environment-related activities will be prepared for submittal to DEQ Brownfields each
for as long as physical redevelopment of the Brownfields property continues. This report has
been prepared in accordance with LUR No. 4 in the recorded Brownfields Agreement for the
Site.
2.0 Environment-Related Redevelopment Activities
Soil Export
Redevelopment activities completed at the Site since submittal of the previous annual
redevelopment summary report in January 2020 have included completion of grading activities,
installation of subsurface utilities, and mill building upfit activities. Initial grading plans and
cut/fill analysis indicated that the redevelopment would result in a net export of soil. Based on
the in-situ soil assessment completed in July 2019, DEQ Brownfields provided a Brownfields
Property Soil Transfer Approval letter dated October 3, 2019, which allowed for transport of
4,000 cubic yards of soil from certain areas of the Site to the Woodlawn Green Brownfields
property (BPN 22023-18-060). On March 27 and 30, 2020, approximately 2,300 cubic yards of
soil from DEQ-approved areas at the Site were transported to the Woodlawn Green Brownfields
property. Truck tickets for the export activities are included in Appendix A.
Mill Building Vapor Intrusion Mitigation System Installation Activities
The PD and its contractors installed a vapor intrusion mitigation system (VIMS) within the mill
building during upfit activities. H&H prepared a Vapor Intrusion Mitigation Plan (VIMP) and
revisions to the VIMP based on DEQ comments dated August 24, 2018. The VIMP received
DEQ-approval in an email dated September 13, 2018. The VIMS includes installation of a
passive sub-slab vapor extraction system within the mill building and installation of a Cupolex-
Windi® ventilated floor system across the existing slab of the boiler building.
Mr. David Peacock
January 30, 2021
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In October 2019, the sub-slab vapor extraction system was installed within the mill building.
Following installation completion, H&H completed pilot testing activities as well as an initial
system installation completion efficacy testing event in May 2020. The system installation
activities and efficacy testing results are documented in a revised VIMS Installation Completion
Report dated November 24, 2020. A second VIMS efficacy sampling event was completed in
December 2020 in accordance with the DEQ-approved VIMP. Results of the second sampling
event will be submitted to DEQ in a report under separate cover at a later date.
Following VIMS installation activities within the boiler building, H&H will prepare a VIMS
Installation Completion Report to document successful installation of the vapor intrusion
mitigation system in the boiler building.
3.0 Proposed Final Grade Soil Assessment Activities
Final grade soil sampling activities will be completed at the Site to evaluate the potential for
impacts in landscaped area shallow soil that may pose unacceptable exposure risks to future
occupants. The soil sampling activities will be performed in general accordance with the DEQ
Inactive Hazardous Sites Branch (IHSB) Guidelines for Assessment and Cleanup (Guidelines)
dated January 2020, and the most recent versions of the U.S. Environmental Protection Agency
(EPA) Region IV Science and Ecosystem Support Division (SESD) Field Branches Quality
System and Technical Procedures guidance.
On January 24, 2021, H&H walked the Site to identify areas not covered by building
foundations, sidewalks, or asphaltic or concrete paved (hardscape) surfaces. The Site is
predominately covered with impervious surfaces with the exception of landscaped and/or grassy
areas along the Site boundaries. In addition, landscaped and/or grassy areas were identified in
islands installed within the newly installed asphalt parking areas. Landscaped areas at the Site
are shown as green shading in Figure 3.
Mr. David Peacock
January 30, 2021
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3.1 Final Grade Soil Sampling Activities
Based on review of the Site Plan, conversations with the general contractor, and observations at
the Site, landscaped areas at the Site have been divided into four final grade evaluation areas
(FG-1 through FG-4). Five shallow soil borings will be advanced in each final grade evaluation
area for collection of aliquot soil samples. The final grade evaluation areas and aliquot soil
boring locations are shown in Figure 3 and are described further below:
Final grade evaluation area FG-1 includes the landscaped and/or grassy areas located near
the southwestern Site boundary along Jordan Place;
Final grade evaluation area FG-2 includes the landscaped and/or grassy areas located
around the northern corner of the mill building and along N. Brevard Street;
Final grade evaluation area FG-3 includes the landscaped areas to the north and south of
the boiler building near the northern Site boundary along Charles Avenue; and
Final grade evaluation area FG-4 includes the landscaped and/or grassy areas located to
the west of the boiler building and the islands in the asphalt parking lot.
Each soil boring shown in Figure 3 will be advanced from the surface to approximately two ft
below the ground surface (ft bgs) using a decontaminated stainless steel hand auger. Continuous
soil samples will be collected from the center of the hand auger bucket at each boring. Soil
samples will be described for lithologic purposes, observed for obvious evidence of staining and
unusual odors, and field screened for the presence of volatile organic vapors using a calibrated
photoionization detector (PID).
Aliquot soil samples will be collected from each soil boring advanced in a final grade evaluation
area and homogenized to form a composite soil sample representative of shallow soil in that
evaluation area for a total of four (4) composite final grade soil samples. Composite soil samples
will be submitted for laboratory analysis of semi-VOCs (SVOCs) by EPA Method 8270,
Resource Conservation and Recovery Act (RCRA) metals plus hexavalent chromium by EPA
Methods 6020/7471/7199. Based on results of field screening, a grab soil sample from the
Mr. David Peacock
January 30, 2021
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aliquot exhibiting the highest likelihood for impact will be collected from each of the final grade
evaluation areas and will be submitted for laboratory analysis of volatile organic compounds
(VOCs) by EPA Method 8260. If field screening results do not identify obvious presence of
impacts in an aliquot soil sample, the final grade evaluation area grab samples will be collected
from the 1 to 2 ft bgs sample interval from a randomly selected aliquot soil boring in each
evaluation area.
The soil samples selected for laboratory analysis will be placed in dedicated laboratory supplied
sample containers, labeled with the sample identification, date, time, requested analysis, and
placed in a laboratory supplied cooler with ice. The sample cooler will be submitted to a North
Carolina certified laboratory under standard chain of custody protocols for the analyses outlined
above. A final grade soil sample summary is provided as Table 1.
3.2 Quality Assurance and Quality Control
Non-dedicated equipment and tools will be decontaminated prior to use at each boring location.
For quality assurance and quality control purposes (QA/QC), one trip blank will be submitted for
analysis of VOCs by EPA Method 8260 for each soil sample shipment. To evaluate the
reproducibility of the sample results, H&H will collect one duplicate soil sample that will be
submitted for the same analyses as the parent soil sample.
Laboratory QA/QC procedures will be employed to ensure appropriate sample handling and
analysis and to aid in the review and validation of the analytical data. QA/QC procedures will be
conducted in accordance with the method protocols and will include regular equipment
maintenance, equipment calibrations, and adherence to specific sample custody and data
management procedures. Samples will be analyzed in conjunction with appropriate blanks,
laboratory duplicates, continuing calibration standards, surrogate standards, and matrix spiking
standards in accordance with approved methodologies to monitor both instrument and analyst
performance. H&H will request that laboratory method detection limits for each analyte be at or
below the DEQ IHSB Industrial/Commercial PSRGs, where possible. Additionally, H&H will
Mr. David Peacock
January 30, 2021
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request that the laboratory include estimated concentrations for compounds that are detected at
levels above the laboratory method detection limit, but below the laboratory reporting limit (J
flags).
The laboratory analytical data report and QA package for the final grade soil samples submitted
to and analyzed by the subcontracted laboratory will be provided in an appendix to the final
report. Laboratory QA data consistent with Level II documentation will be requested for this
project. A copy of the completed chain-of-custody record and shipping receipt will be appended
to the corresponding laboratory analytical report included with the final report.
3.3 Investigation Derived Waste
Investigation derived waste (IDW) generated during the assessment activities will be thin spread
on-Site. However, if significant impacts are suspected (i.e., elevated PID readings, free-product,
etc.) the soil cuttings will be containerized in 55-gallon drums and staged on-Site pending
analytical results of a composite IDW sample. Based on laboratory analytical results of IDW
samples, the drums will be transported off-Site to a suitable facility for disposal. IDW generated
during the proposed assessment activities will be managed in accordance with DEQ IHSB
Guidelines.
3.4 Reporting
Following completion of the assessment activities and receipt of the analytical data, H&H will
document our findings in a Final Grade Soil Assessment Report. The report will include a
description of the sampling activities, a figure depicting sample locations, a discussion of the
data in comparison to regulatory screening levels, a tabular summary of the analytical data,
laboratory analytical data reports, and conclusions and recommendations concerning our
activities.
Mr. David Peacock
January 30, 2021
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Should you have any questions or need additional information, please do not hesitate to call me
at (704) 586-0007.
Very truly yours,
Hart & Hickman, PC
Ralph McGee, PG Alexis McKenzie, EI
Project Manager Project Engineer
cc: Mr. Justin Trowbridge (White Point Partners)
Attachments:
Table
Table 1 Final Grade Soil Sample Summary
Chadbourn Mill Charlotte, North Carolina Brownfields Project No. 20086-16-060 H&H Job No. WPP-005
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Sample Objective Sample ID Aliquot Soil Borings Boring Depth (ft bgs) VOCs (8260) SVOCS (8270) RCRA Metals (6020/7471/7199)
Shallow Soil Exposure Risk Evaluation
FG-1 5 0-2 X (Grab) X X
FG-2 5 0-2 X (Grab) X X
FG-3 5 0-2 X (Grab) X X
FG-4 5 0-2 X (Grab) X X
QA/QC Duplicate 5 0-2 X (Grab) X X
Trip Blank -- -- -- -- --
Notes: U.S. Environmental Protection Agency analytical method is shown in parentheses. VOCs = Volatile Organic Compounds; SVOCs = Semi-VOCs; RCRA = Resource Conservation and Recovery Act ft bgs = feet below the ground surface; QA/QC = Quality Assurance/Quality Control
Figures
0 2000 4000
APPROXIMATE
SCALE IN FEETN
U.S.G.S. QUADRANGLE MAP
QUADRANGLE
7.5 MINUTE SERIES (TOPOGRAPHIC)
CHARLOTTE EAST, NORTH CAROLINA 1991
TITLE
PROJECT
SITE LOCATION MAP
CHADBOURN MILL451 JORDAN PLACECHARLOTTE, NORTH CAROLINA
DATE:
JOB NO:
REVISION NO:
FIGURE:
1-19-20 0
1WPP-005
SITE
REVISION NO. 0
JOB NO. WPP-005
DATE: 7-24-19
FIGURE NO. 2
CHADBOURN MILL
451 JORDAN PLACE
CHARLOTTE, NORTH CAROLINA
SITE MAP
LEGEND
SITE PROPERTY BOUNDARY
CHADBOURN MILL BROWNFIELDS
PROPERTY BOUNDARY
FORMER BUILDING ADDITION
FOOTPRINT
UNNAMED CREEK
LYNX BLUE LINE LIGHT RAIL
2923 South Tryon Street-Suite 100
Charlotte, North Carolina 28203
704-586-0007(p) 704-586-0373(f)
License # C-1269 / #C-245 Geology
FORMER MILL
BUILDING
N. B
R
E
V
A
R
D
S
T
R
E
E
T
RESIDENTIAL
DUKE POWER
SUBSTATION
NEESE SAUSAGE COMPANY
(2604 N. DAVIDSON STREET)
JORD
A
N
P
L
A
C
E
CHARL
E
S
A
V
E
N
U
E
N. DAVIDSON STREETMATHESON AVENUE
RESIDENTIAL
WAREHOUSE
NOTES:
AERIAL IMAGERY OBTAINED FROM GOOGLE EARTH (2018).
RESIDENTIAL
CONSTRUCTION
CHARL
E
S
A
V
E
N
U
E
FILLING STATION / AUTO REPAIR
(1950s TO PRESENT)
FORMER BOILER
BUILDINGRETAINING
WALL
WOOD DEBRIS 1960s ADDITION
MACHINE SHOP
1960s ADDITION
DYE HOUSE
SMOKESTACK
S:\AAA-Master Projects\White Point Partners (WPP)\WPP-005 Chadbourn VMP\Figures\Site Map - Ph.I.dwg, 7/24/2019 8:38:31 AM, amckenzie
REVISION NO. 0
JOB NO. WPP-005
DATE: 1-29-21
FIGURE NO. 3
CHADBOURN MILL451 JORDAN PLACE
CHARLOTTE, NORTH CAROLINA
PROPOSED FINAL GRADE SOIL
SAMPLE LOCATION MAP
LEGEND
SITE PROPERTY BOUNDARY
CHADBOURN MILL BROWNFIELDSPROPERTY BOUNDARY
LYNX BLUE LINE LIGHT RAIL
LANDSCAPED AREAS
FG-1 SOIL ALIQUOT SAMPLE LOCATION
FG-2 SOIL ALIQUOT SAMPLE LOCATION
FG-3 SOIL ALIQUOT SAMPLE LOCATION
FG-4 SOIL ALIQUOT SAMPLE LOCATION
2923 South Tryon Street-Suite 100
Charlotte, North Carolina 28203
704-586-0007(p) 704-586-0373(f)
License # C-1269 / #C-245 Geology
N. B
R
E
V
A
R
D
S
T
R
E
E
T
RESIDENTIAL
JORD
A
N
P
L
AC
E
CHARL
E
S
A
V
E
N
U
E
NOTES:
1. REDEVELOPMENT PLANS PROVIDED BY CLINE DESIGN.
CHARL
E
S
A
V
E
N
U
E
FG-1A
FG-1C
FG-1D
FG-1E
FG-2A
FG-2B
FG-2C
FG-2D
FG-3A
FG-3B
FG-3C
FG-3D FG-4A
FG-4B
FG-4C
FG-4E
ADJACENT PORTION OF CHADBOURN
MILL BROWNFIELDS
(CUSA NC HOLDINGS LP)
FORMER BOILER BUILDING
MILL BUILDING
FG-1B
FG-2E FG-3E
FG-4D
Appendix A
Trucking Logs