26018 McLaurin Trucking Co. II Assessment WP 20220524

Mr. Bill Schmithorst
May 24, 2022
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Historical Site Use
The Site consisted of agricultural land (likely row crops or a hayfield) as of at least 1938. By 1944,
a trucking terminal and associated repair shop were constructed at the Site. In the late 1960s or early
1970s, the repair shop was demolished. The trucking company operated at the Site until at least the
1980s. In the late 1990s, the terminal building was demolished, and a USPS post office was
constructed. The USPS facility was demolished in the mid-2010s, and the Site has since been
vacant. Current and historical Site features are shown on Figure 2.

Prior Environmental Assessment
A summary of prior environmental assessment activities at the Site is provided below.

Leaking Underground Storage Tank (UST) Incident No. 12196
 In March 1994, one 10,000‐gallon diesel UST, two 5,000‐gallon diesel USTs, and one
550‐gallon fuel oil UST were removed from the eastern portion of the Site.
 664 cubic yards of diesel‐impacted soil were excavated, stockpiled, treated on‐Site via
bioremediation, and spread at an unspecified location.
 Subsequent assessment activities in 1998 did not indicate soil impacts at former diesel USTs
above residential Preliminary Soil Remediation Goals (PSRGs). 1,2‐Dichloroethane,
isopropyl ether, volatile petroleum hydrocarbons, and lead were detected in groundwater at
concentrations above the North Carolina 2L Groundwater Standards.
 Groundwater impacts were attributed to an off‐Site source, and the North Carolina
Department of Environmental Quality (DEQ) issued a No Further Action (NFA) letter in
August 1998.

Leaking UST Incident No. 20986
 In 1998, three petroleum USTs were discovered in the northeastern and southern portions of
the Site during grading for the former USPS facility.
 Polynuclear aromatic hydrocarbons (PAHs) were identified in soil at concentrations above
residential PSRGs.
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 DEQ issued a risk‐based NFA, and a Notice of Residual Petroleum that prohibits
groundwater use was filed on the property deed.

May 2015 Phase II Environmental Site Assessment (ESA)
 Nine soil samples and three groundwater samples were collected for laboratory analysis.
 No volatile organic compounds (VOCs) or gasoline-range total petroleum hydrocarbons
(TPH‐GRO) were detected in soil samples. Lead detections in soil were consistent with
background levels.
 The VOC tetrachloroethene (PCE) was identified in one groundwater sample (C-1) above the
2L Standard. Sample C‐1 was collected in the upgradient (northeastern) portion of the Site
and was attributed to an off‐Site source.

February 2021 Vapor Intrusion Assessment
 10 soil gas samples were collected for laboratory analysis of VOCs.
 Although methane is not a significant concern at the Site, each of the 10 soil gas monitoring
points were screened for methane due to recently released methane guidance.
 PCE, naphthalene, and benzene were detected above residential Sub-Slab and Exterior Soil
Gas Screening Levels (SGSLs). No trichloroethene (TCE) was detected in any of the soil
gas samples.
 Only trace concentrations of methane were detected, and pressure monitoring showed
negligible pressure readings.

The Site received a letter of eligibility for entry into the DEQ Brownfields Program (Brownfields
Project No. 26018-22-060) on April 29, 2022. The PD plans to redevelop the Site with an apartment
complex that includes a parking garage, a leasing office, and amenity areas.

On Aril 7, 2022, a kick-off/data gap conference call was held with the PD, the DEQ Brownfields
Program project manager, and H&H to discuss Site history, previous environmental assessment,
proposed redevelopment plans, data gaps, and a proposed schedule for completing the Brownfields
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Agreement. This work plan describes proposed assessment activities to address data gaps identified
during the kick-off meeting.

2.0 Brownfields Assessment Activities

Brownfields assessment activities will consist of collection of soil and groundwater samples for
laboratory analysis to further evaluate potential environmental impacts from on-Site and off-Site
property use and to assist in management of Site media during future redevelopment activities. The
proposed soil and groundwater sample locations are shown on Figure 2. A tabular summary of the
proposed samples, sample objectives, and laboratory analyses is provided as Table 1.

The proposed assessment activities will be performed in general accordance with DEQ’s Inactive
Hazardous Sites Branch (IHSB) Guidelines for Assessment and Cleanup of Contaminated Sites
dated July 2021, the DEQ DWM Vapor Intrusion Guidance dated March 2018, and most recent
versions of the U.S. Environmental Protection Agency (EPA) Region IV Lab Services and Applied
Sciences Division (LSASD) Field Branches Quality System and Technical Procedures guidance.

Prior to conducting the field activities, H&H will contact North Carolina 811, the public utility
locator, to mark subsurface utilities located on the Site. H&H will also contract with a private utility
locator to screen the proposed boring locations for subgrade utilities which may not be identified by
the public locator. Additionally, each boring location will be hand cleared to approximately 5 feet
below ground surface (bgs) to further screen the boring locations for the presence of subsurface
utilities.

In accordance with Mecklenburg County rules, H&H will also obtain a Subsurface Investigation
Permit (SIP) from the Mecklenburg County Land Use and Environmental Services Agency
(LUESA) prior to temporary monitoring well installation. After completion of the activities, H&H
will close the SIP by providing LUESA copies of temporary monitoring well abandonment records.
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2.1 Soil Assessment Activities

H&H will contract a drilling contractor to advance soil borings for collection of soil samples to
evaluate potential impacts at the following locations, which are depicted on Figure 2:

 area of potential impacted soil reported during a Phase II ESA performed by Genesis
Project, Inc. in 2015 (boring BF-SB-1);
 adjacent to former truck repair shop and diesel USTs (boring BF-SB-2);
 within an area of proposed cut during future grading (borings BF-SB-3 and BF-SB-4); and
 within a debris area in the southern portion of the Site (boring BF-SB-5).

Soil borings will be advanced to depths of at least 10 ft bgs at each proposed location utilizing a
decontaminated stainless steel hand auger and track-mounted direct push technology (DPT) drill rig.
During boring advancement, continuous soil samples will be collected from each boring using
decontaminated hand auger buckets and an acetate-lined macrocore sampler. The soil samples will
be logged for lithologic description, inspected for the presence of visual and olfactory indications of
potential impacts, and screened for the presence of volatile organic vapors with a calibrated
photoionization detector (PID).

Soil samples will be collected for laboratory analysis at a depth interval of approximately
0 to 2 ft bgs unless field screening indicates obvious evidence of impacts (e.g., staining, odors, or
elevated PID readings) at a different depth interval.

Sample BF-SB-1 through BF-SB-5 will be analyzed for VOCs by EPA Method 8260, semi-VOCs
(SVOCs) by EPA Method 8270, Resource Conservation Recovery Act (RCRA) metals by EPA
Methods 6020/7471, and hexavalent chromium by EPA Method 7199. The soil samples submitted
for VOC analysis will be undisturbed and separate from soils screened in the field with a PID.

The soil samples will be placed in dedicated laboratory-supplied sample containers, labeled with the
sample identification, date, and requested analysis, and placed in a laboratory-supplied cooler with
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ice. The samples will be delivered to a North Carolina-certified laboratory under standard chain-of-
custody protocols.

Following sampling, the soil borings will be properly abandoned using hydrated bentonite, and the
ground surface at each boring will be restored to match approximate pre-drilling conditions.
Additionally, the soil sample locations will be estimated using a hand-held global positioning system
(GPS) unit.

2.2 Groundwater Assessment Activities

H&H proposes to install three temporary wells at the Site for collection of groundwater samples in
the following locations, which are depicted on Figure 2:

 Temporary well BF-TMW-1 will be installed within boring BF-SB-1, which is in an area of
potential impacted soil reported during a Phase II ESA performed by Genesis Project, Inc. in
2015.
 Temporary well BF-TMW-2 will be installed in boring SG-SB-2, which is adjacent to and
downgradient of the former truck repair shop and former diesel USTs.
 Temporary well BF-TMW-3 will be installed in the southwestern portion of the Site.

The temporary well borings will be advanced to estimated depths of 20 to 25 ft bgs with a track-
mounted DPT drill rig capable of using hollow-stem auger drilling techniques. During drilling, soil
cuttings will be collected and logged for lithologic description and field screened for the presence of
staining and elevated organic vapors using a calibrated PID. The temporary monitoring wells will
be constructed of 1 or 2-inch diameter PVC with 15 ft sections of pre-packed well screen set to
bracket the water table and 1 or 2-inch diameter PVC well casings to the ground surface. Additional
filter sand will be placed from the bottom of the borings to approximately 2 ft above the top of the
well screens. The temporary wells will be completed by placing a 2 ft thick hydrated bentonite seal
above the sand filter pack.

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May 24, 2022
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Following installation of the temporary monitoring wells, the wells will be allowed to equilibrate to
static conditions, and a decontaminated electronic water level indicator will be used to measure the
depth to the water table relative to the ground surface in the well. H&H will survey the top of casing
elevations relative to an arbitrary datum to evaluate the groundwater flow direction across the Site.

The wells will then be developed by removing a minimum of 3 to 5 well volumes and until field
parameters have stabilized (pH ± 0.1 standard units (SU) and conductivity varies no more than 5%)
and turbidity is less than 10 nephelometric turbidity units (NTUs). After development, a
groundwater sample will be collected utilizing low flow/low stress purging techniques using a
peristaltic pump or bladder pump and dedicated polyethylene tubing. The intake point of the pump
tubing will be placed in the approximate mid-portion of the screened interval of the well and
groundwater will be removed at a rate no greater than 200 milliliters per minute. H&H will utilize
water quality meters to collect measurements of pH, temperature, dissolved oxygen, oxidation
reduction potential, turbidity, and specific conductivity at three- to five-minute intervals during the
purging process. Purging will be considered complete when the parameters stabilize (pH ± 0.1 SU,
conductivity varies no more than 5%, turbidity is less than 10 NTUs) and at least three well volumes
have been removed. Groundwater sampling forms will be included as an appendix to the
Brownfields Assessment Report.

Once groundwater parameters stabilize, the groundwater samples for VOC analysis will be collected
directly into laboratory-supplied sample containers using the “soda straw” method to minimize
volatile loss through the peristaltic pump head. Samples collected for the remaining analyses will be
collected directly into laboratory-supplied sample containers from the dedicated sample tubing
through the peristaltic pump head. The sample containers will be labeled with the sample
identification, date, and requested analysis, and placed in an iced laboratory-supplied cooler. The
samples will be delivered to a North Carolina-certified laboratory under standard chain-of-custody
protocols for analysis of VOCs by EPA Method 8260, SVOCs by EPA Method 8270, and RCRA
metals by EPA Methods 6020/7471.

Mr. Bill Schmithorst
May 24, 2022
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Following sample collection, H&H will record geographic coordinates for the temporary monitoring
well locations using a sub-meter GPS unit. The temporary monitoring wells will be properly
abandoned by a licensed well driller, and the ground surface will be restored to match approximate
pre-drilling conditions.

2.3 Quality Assurance/Quality Control Samples

The following samples will be collected for quality assurance/quality control (QA/QC) purposes:

 One duplicate soil sample will be collected and analyzed for the same parameters as the
parent sample (i.e., VOCs by EPA Method 8260, SVOCs by EPA Method 8270, RCRA
metals by EPA Methods 6020/7471, and hexavalent chromium by EPA Method 7199).
 One duplicate groundwater sample will be collected and analyzed for the same parameters as
the parent sample (i.e., VOCs by EPA Method 8260, SVOCs by EPA Method 8270, and
RCRA metals by EPA Methods 6020/7470).
 One trip blank will accompany the groundwater samples during sampling and shipment. The
trip blank will be analyzed for VOCs by EPA Method 8260.

Non-dedicated equipment and tools will be decontaminated prior to use at each boring or following
exposure to soil or groundwater.

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. Laboratory reporting limits for
each analyte will be at or below appropriate screening criteria, where possible. Additionally, H&H
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will 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).

A copy of the laboratory analytical data report and QA package for each group of 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.

2.4 Investigation Derived Waste

Based on prior Site data, investigation derived waste (IDW) generated during the assessment
activities will be thin spread on-Site in accordance with North Carolina regulation
15A NCAC 02T.1503 and 15A NCAC 02T.0113. However, if significant impacts are suspected
(i.e., free product), the IDW 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 permitted facility for disposal, if needed.

2.5 Brownfields Receptor Survey

H&H will perform a Brownfields receptor survey in accordance with DEQ Brownfields Section
guidance. The receptor survey will include information about land use and zoning in the Site area.
In addition, H&H will conduct a field search for water supply wells, basements, utility manways and
chases, storm sewers, other underground utilities, drains, and surface water within a 1,500 ft radius
of the Site. In addition, H&H will review the Mecklenburg County Well Information System to
identify registered water supply wells in the area and, if warranted, contact the utility companies for
information concerning underground utilities in the immediate area of the Site. The receptor survey
will be completed using the most current version of the Brownfields Property Receptor Survey form.
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May 24, 2022
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2.6 Reporting

Following completion of the assessment activities and receipt of the analytical data, H&H will
document our findings in a Brownfields Assessment Report. The report will include a description of
the sampling activities, a figure depicting sample locations, soil boring and temporary monitoring
well logs, well construction and abandonment records, data tables, a discussion of the data in
comparison to regulatory screening levels, laboratory analytical reports, receptor survey results, and
conclusions and recommendations concerning our activities.

We look forward to your approval of this work plan. Should you have any questions or need
additional information please do not hesitate to call us at [phone].

Sincerely,
Hart & Hickman, PC
Bo Cappleman, PG
Due Diligence Manager

cc: Chad Platt, Andrew Howe, and Jay Schaeffer, Alliance Realty Partners, LLC (via email)
Elizabeth Mack, Locke Lord (via email)

Attachments
Table 1Sample Summary TableMcLaurin Trucking Company II2600 N. Tryon StreetCharlotte, North Carolina H&H Project No. ALI-006BF-SB-1Characterize soil conditions within area of possible impacted soil reported during 2015 Phase II ESA100-2*1BF-SB-2Characterize soil conditions adjacent to former truck repair shop and diesel USTs100-2*1BF-SB-3100-2*1BF-SB-4100-2*1BF-SB-5Characterize soil conditions within surface dumping area 100-2*1BF-TMW-1Characterize groundwater conditions in upgradient portion of the Site and within area of possible impacted soil reported during 2015 Phase II ESA10-20BF-TMW-2Characterize groundwater conditions adjacent to former truck repair shop and diesel USTsup to 2510-201BF-TMW-3Characterize groundwater conditions in the southwestern portion of the Siteup to 2510-201SOIL-DUPSoil Sample Duplicateup to 250-21VOCs by EPA Method 8260, SVOCs by EPA Method 8270, RCRA Metals by EPA Methods 6020/7471, and hexavalent chromium by EPA Method 7199 GW-DUPGroundwater Sample Duplicateup to 2510-201VOCs by EPA Method 8260, SVOCs by EPA Method 8270, and RCRA Metals by EPA Methods 6020/7471Trip Blank Water Sample1VOCs by EPA Method 8260Notes:VOCs = Volatile Organic Compounds; SVOCs = semi-VOCs; RCRA = Resource Conservation and Recovery Act; QA/QC = Quality Assurance/Quality Control; NA = Not Applicable*The soil sample depth interval will be based on field screening results. If no obvious field evidence of soil impact is identified, a soil sample will be collected from the 0-2 ft depth interval for laboratory analysis.Sample IDsSample ObjectiveSample TypeSoilCharacterize soil conditions within area of proposed cut during gradingGroundwaterQA/QCNAApproximate Boring Depth (ft)Approximate Sample Depth (ft)Number of SamplesLaboratory AnalysisVOCs by EPA Method 8260, SVOCs by EPA Method 8270, RCRA Metals by EPA Methods 6020/7471, and hexavalent chromium by EPA Method 7199VOCs by EPA Method 8260, SVOCs by EPA Method 8270, and RCRA Metals by EPA Methods 6020/7471https://harthick.sharepoint.com/sites/MasterFiles-1/Shared Documents/AAA-Master Projects/Alliance Residential Company (ALI)/ALI-006 N. Tryon Street/Brownfields Assessment/Work Plan/Sample Summary Table 2.xlsxTable 1Hart & Hickman, PC
Copyright:© 2013 National Geographic Society, i-cubed
SITE LOCATION MAP
MCLAURIN TRUCKING COMPANY II2600 N. TRYON STREETCHARLOTTE, NORTH CAROLINA
DATE: 2-18-22
JOB NO: ALI-006
REVISION NO: 0
FIGURE NO: 1
3921 Sunset Ridge Road, Ste. 301Raleigh, North Carolina 27607919-847-4241 (p) 919-847-4261 (f)License # C-1269 / # C-245 Geology
TITLE
PROJECT
0 2,000 4,000
SCALE IN FEET
SITE
Path: \\HHFS01\Redirectedfolders\sperry\My Documents\ArcGIS\PROJECTS\RPH-016\Figure 1 - Site Location Map.mxdN
U.S.G.S. QUADRANGLE MAP
CHARLOTTE EAST, NORTH CAROLINA 2013
QUADRANGLE7.5 MINUTE SERIES (TOPOGRAPHIC)
REVISION NO. 0
JOB NO. ALI-006
DATE: 5-17-22
FIGURE NO. 2
MCLAURIN TRUCKING COMPANY II
2600 N. TRYON STREET
CHARLOTTE, NORTH CAROLINA
PROPOSED SAMPLE LOCATION MAP
LEGEND
SITE PROPERTY BOUNDARY
PARCEL BOUNDARY
TRIBUTARY TO LITTLE SUGAR CREEK
POLE-MOUNTED TRANSFORMER
FLOOR DRAIN
APPROXIMATE LOCATION OF HISTORICAL
TRUCKING TERMINAL AND AUTOMOTIVE
REPAIR BUILDINGS
PROPOSED SOIL SAMPLE LOCATION
PROPOSED CO-LOCATED GROUNDWATER
AND SOIL SAMPLE LOCATION
VACANT
LAND
2923 South Tryon Street-Suite 100
Charlotte, North Carolina 28203
704-586-0007(p) 704-586-0373(f)
License # C-1269 / #C-245 Geology
MASA AUTO SALE
(2528 N. TRYON STREET)
MULTI-TENANT COMMERCIAL
(2601 N. TRYON STREET)
MAINSTREAM MOTORS /
TRIPP ELECTRONICS
(2627 N. TRYON STREET)
VACANT PROPERTY
(125 MATHESON AVENUE)
FORMER SHELL GAS STATION
(2700 N. TRYON STREET)
INTERNATIONAL PAPER
(201 E. 28TH STREET)
N. T
RY
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NOTES:
1. AERIAL IMAGERY OBTAINED FROM MECKLENBURG
COUNTY GIS (2020).
2. UST = UNDERGROUND STORAGE TANK
MASA AUTO SALE
(2528 N. TRYON STREET)
HISTORICAL TRUCK
REPAIR BUILDING
HISTORICAL TRUCKING
TERMINAL BUILDING
FORMER FUEL
OIL UST
SOIL PILE
WOOD, METAL &
CONCRETE DEBRIS
SOIL PILE
VACANT
LAND
BF-SB-1/TMW-1
BF-SB-2/TMW-2
ESTIMATED LOCATION OF
FORMER PETROLEUM USTs
ESTIMATED LOCATION OF
FORMER PETROLEUM UST
FORMER BODY SHOP
BASED ON SANBORN MAPS
ESTIMATED LOCATION OF
FORMER DIESEL USTs
BF-SB-4
BF-SB-5
S:\AAA-Master Projects\Alliance Residential Company (ALI)\ALI-006 N. Tryon Street\Brownfields Assessment\Work Plan\Figures\Site Map - Phase I.dwg, FIG 2 (2), 5/12/2022 3:37:46 PM, shaynesPROPOSED GROUNDWATER SAMPLE
LOCATION
BF-SB-3
BF-TMW-3