23080_Almont Shipping II_AWP_20210915

Geosy te&
consultants
Geosyn tee Consultants of NC, PC
Ms. Kathleen Markey
Brownfield Program Project Manager
North Carolina Department of Environmental Quality
1646 Mail Service Center
Raleigh, North Carolina 27699-1646
Geosyntec Consultants of NC, P.C.
314 Walnut Street, Suite 200
Wilmington, NC 28401
PH 910.372.6402
www.geosyntec.com
15 September 2021
Subject: Work Plan for Supplemental Soil Gas Sampling
Site: Almont Shipping II
19 & 41 Harnett Street, Wilmington, North Carolina (New Hanover County
Parcels No. R04716-001-026-000 & R04712-002-001-000)
NCBP No. 23080-19-065
Dear Ms. Markey:
On behalf of Wilmington Riverfront Holding Company, LLC (new/current ownership entity),
formerly Wilmington Waterfront Property Owner, LLC (the Prospective Developer [PD]),
Geosyntec Consultants of NC, P.C. (Geosyntec) has prepared this Work Plan for the above -
referenced North Carolina Brownfields Program (NCBP) property located at 19 and 41 Harnett
Street, Wilmington, NC (the "Site"). The North Carolina Department of Environmental Quality
(NCDEQ) approved Wilmington Waterfront Property Owner, LLC's 7 January 2020 Brownfields
Property Application (BPA) in an 18 February Letter of Eligibility (LOE). This Work Plan presents
the planned supplemental soil gas assessment activities to support the issuance of a Brownfields
Agreement (BFA) for the Site. We look forward to your review and approval of this Work Plan.
Please do not hesitate to contact Kaitlyn Rhonehouse (910.372.6402 or
krhonehouseggeosyntec.com) if you have any questions.
Sincerely,
Brandon Peach, PG (Nc, sc) Kaitlyn Rhonehouse, PE (NC, VA, FL)
Senior Staff Scientist Principal
Copies to: Luke Davis, Graham Tyrrell, William Edwards — Kettler Enterprises, Inc.
Mary Katherine Stukes — Moore & VanAllen

Prepared for
Wilmington Waterfront Property Owner, LLC
8255 Greensboro Drive, Suite 200
McLean, Virginia 22102
WORK PLAN FOR
SUPPLEMENTAL SOIL GAS SAMPLING
New Hanover County Parcel No. R04716-001-026-000
& R04712-002-001-000
19 & 41 Harnett Street, Wilmington, North Carolina
Brownfields Project: Almont Shipping II
NCBP No. 23080-19-065
Prepared by
GeosyntecO'
consultants
Geosyntec Consultants of NC, P.C.
Geosyntec Consultants of NC, P.C.
314 Walnut Street, Suite 200
Wilmington, North Carolina 28401
Project Number GN7035
September 2021

PROFESSIONAL ENGINEER SIGNATURE
I, Kaitlyn Rhonehouse, a Licensed Engineer for Geosyntec Consultants of NC, P.C., do certify
that the information in this report is correct and accurate to the best of my knowledge.
Geosyntec Consultants of NC P.C. is licensed to practice engineering in North Carolina. The
certification number (Firm's License Number) is C-3500.
Geosyntec Consultants of NC P.C. is licensed to practice geology in North Carolina. The
certification number (Firm's License Number) is C-295.
X� C A III,
'4 SEAL
04354$
Kaitlyn Rhonehouse, PE
Principal
North Carolina P.E. License No. 043548
Expiration Date: 31 December 2021
Geosyntec Consultants of NC, PC
314 Walnut Street, Suite 200
Wilmington, NC 28401
Telephone: [phone]

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Geosyntec Consultants of NC, Y.C.
TABLE OF CONTENTS
1. INTRODUCTION.....................................................................................................................................1
1.1. Site Environmental History...........................................................................................................1
1.2. Work Plan Objectives....................................................................................................................2
2. SCOPE OF WORK...................................................................................................................................2
3. SAMPLING METHODOLOGY..................................................................................................................3
3.1. Health and Safety Planning and Utility Clearing...........................................................................3
3.2. Soil Vapor Probe Installation and Soil Gas Sampling....................................................................3
3.3. Decontamination..........................................................................................................................5
3.4. Soil Vapor Probe Locating.............................................................................................................5
3.5. Soil Vapor Probe Abandonment...................................................................................................5
4. LABORATORY ANALYSIS........................................................................................................................5
4.1. Laboratory Analysis.......................................................................................................................5
4.2. Laboratory Reporting....................................................................................................................5
5. QUALITY ASSURANCE/QUALITY CONTROL............................................................................................6
5.1. Field and Laboratory Procedure QA/QC.......................................................................................6
5.2. Chain of Custody QA/QC...............................................................................................................6
6. INVESTIGATION DERIVED WASTE (IDW) MANAGEMENT.....................................................................6
7. REPORTING...........................................................................................................................................7
LIST OF TABLES
Table 1 Proposed Soil Gas Sampling Locations and Analysis
LIST OF FIGURES
Figure 1 Site Location
Figure 2 Site Layout
Figure 3 Proposed Soil Gas Sampling Locations
GN7035/CAR210179 i September 2021

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Geosyntec Consultants of NC, P.C.
1. INTRODUCTION
Geosyntec Consultants of NC, P.C. (Geosyntec), on behalf of Wilmington Riverfront Holding
Company, LLC (new/current ownership entity), formerly Wilmington Waterfront Property Owner,
LLC (the Prospective Developer [PD]), prepared this Work Plan for Supplemental Soil Gas
Sampling (the "Work Plan") for two parcels located at 19 and 41 Harnett Street (New Hanover
County parcel IDs: R04716-001-026-000 and R04712-002-001, respectively), Wilmington, North
Carolina (these two parcels are collectively referred to herein as the "Site" and the "Almont
Shipping II" Brownfields Property and are shown on Figure 1 and Figure 2). The total acreage
of the 19 Harnett Street parcel is approximately 2.02 acres and the total acreage of the 41 Harnett
Street parcel is approximately 0.95 acres, totaling the combined acreage to 2.97 acres. The 19
Harnett Street parcel and the northwestern portion of 41 Harnett Street parcel and surrounding area
comprised the "Almont Shipping Brownfields Property" (North Carolina Brownfields Program
[NCBP] No. 10040-06-065; referred to herein as the "Almont Shipping Brownfields Property").
Figure 2 shows the location of the Site and the Almont Shipping Brownfields Property.
The North Carolina Department of Environmental Quality (NCDEQ) approved Wilmington
Waterfront Property Owner, LLC's 7 January 2020 Brownfields Property Application (BPA) in a
18 February 2020 Letter of Eligibility (LOE; NCBP No. 23080-19-065). Geosyntec has been
retained by Wilmington Waterfront Property Owner, LLC to guide the environmental efforts to
produce a stand-alone Brownfields agreement (BFA) for both 19 and 41 Harnett Street parcels that
will supersede the existing BFA for Site portion of the Almont Shipping Brownfields Property
BFA only. Geosyntec previously conducted soil and soil gas assessment activities at the property,
which were presented to DEQ in a report dated August 11, 2021. Following discussions with DEQ
about those sampling results, Geosyntec has prepared this Work Plan to present proposed
supplemental soil gas sampling activities at the Site. This will further establish pre-existing
environmental Site conditions and support issuance for the new BFA.
1.1. Site Environmental History
The Site and surrounding area operated as the former Almont Shipping terminal from 1870 until
2005. A BFA was executed between the NCBP and Riverfront Holdings II, LLC on 23 June 2008
for the Almont Shipping Brownfields Property (NCBP No. 10040-06-065; the 19 Harnett Street
parcel and northwestern of portion of the 41 Harnett St. parcel are included in the Almont Shipping
BFA until a new BFA is executed for the Site). The BFA was amended in 2014 to include an
additional land tract owned by CSX. The Site received eligibility for entry into the NCBP on 18
February 2020 to establish a new, stand-alone BFA for only the two Harnett Street parcels.
The Site is planned to be developed for multi -family apartments, retail space, and an associated
parking garage. Geosyntec performed soil and groundwater sampling at the Site in 2020; the results
GN7035/CAR210179 1 September 2021

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of the sampling were summarized in a 13 July 2020 NCDEQ Brownfields Site Assessment Report.
In May 2021, NCDEQ subsequently requested that soil gas sampling be performed to evaluate for
the potential for vapor intrusion risk at the Site. The soil gas sampling scope of work was described
in the Work Plan for Soil Gas Sampling dated 11 May 2021 (Work Plan) and approved by NCDEQ
on 11 May 2021. Eight (8) temporary soil gas probes were installed and sampled in May 2021 to
evaluate potential vapor intrusion exposures at the Site. The results of this sampling indicated
elevated concentrations of volatile organic compounds (VOCs) and methane. The source of VOCs
was not identified, however, the source of methane appeared to be localized buried debris in the
eastern portion of the Site identified during subsequent test pitting activities. Following removal
and replacement of debris in several areas during test pitting, re -screening of select soil gas probes
did not reveal positive methane readings. May 2021 soil gas testing results and testing pitting were
summarized in an 11 August 2021 Soil and Soil Gas Sampling Report to NCBP.
Removal and off -site disposal of debris and organic material is planned to be completed during
Site grading activities in September 2021 under the approved Environmental Management Plan
(EMP) for the Site, which we expect to largely remove the source of methane. This Work Plan
was prepared to outline additional planned VOC and methane testing under final representative
site conditions (post -removal of stockpile and after grading activities are completed). The
remainder of this Work Plan provides a proposed scope of work to complete additional soil gas
sampling at the Site as requested by DEQ following its review of the May 2021 assessment results.
1.2. Work Plan Objectives
The scope of work described herein was prepared to meet the following objectives:
• Obtain soil gas data to evaluate potential VOC and methane risks associated with future
structures
This Work Plan was prepared following the NCBP Environmental Site Assessment Work Plan
Minimum Requirements Checklist (November 2018), and is generally consistent with the NCDEQ
Brownfields Program Methane Assessment Protocol (Methane Assessment Protocol) (December
2020) and Preliminary NCDEQ Brownfields Program Guidance: Vapor Intrusion Assessment
Work Plan & Report Checklist (July 2021).
2. SCOPE OF WORK
The site soil gas assessment includes the advancement of ten (10) temporary soil vapor probes
across the two Site parcels depicted on Figure 3 and detailed on Table 1. Eight of the soil gas
probes will be generally collocated with previously sampled locations, and the remaining two will
be located below former stockpiles, which were previously inaccessible areas. Samples will be
collected after removal of stockpile and after grading activities have been completed, prior to
vertical construction activities. Groundwater depth is expected to be approximately 6 to 12 feet
GN7035/CAR210179 2 September 2021

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below ground surface (ft bgs); therefore, soil vapor probes will be installed to a depth of 5 to 9 ft
bgs, as described in Section 3.2.
3. SAMPLING METHODOLOGY
3.1. Health and Safety Planning and Utility Clearing
Prior to the start of work, Geosyntec will prepare a site -specific Health and Safety Task Hazard
Analysis in general accordance with the Occupation Safety and Health Administration (OSHA)
rules (29 CFR 1910.120). To address potential underground utilities, Geosyntec will contact the
North Carolina 811 one -call system a minimum of 72 business hours before beginning the
assessment to notify member utilities of the subsurface work. Procedures will generally follow the
Operating Procedures as determined by the U.S. Environmental Protection Agency (USEPA)
Region IV Science and Ecosystem Support Division (SESD). The most current versions of these
operating procedures can be downloaded at: https://www.epa.gov/quality/quality-system-and-
technical-procedures-sesd-field-branches. Additional media specific procedures are discussed
further below.
3.2. Soil Vapor Probe Installation and Soil Gas Sampling
Ten (10) soil vapor probes (SGP-lB through SGP-8B, SGP-9, and SGP-10) are proposed for the
collection of soil gas samples. Eight (8) soil vapor probes will be co -located with historical
locations SGP-1 through SGP-8, and two additional probes will be installed in the location of the
former stockpiles. Proposed soil vapor probe locations are shown in Table 1 and Figure 3.
Soil vapor probes will be installed approximately 1 to 2 feet above the groundwater, at depths
ranging of between 5 and 9 feet below ground surface (bgs) based on the previously observed water
table. Each soil vapor probe will consist of/4-inch diameter Nylaflow® tubing connected with a
compression fitting to a 1/4-inch-diameter stainless steel sampling probe. Geosyntec will supply
both new Nylaflow tubing and soil vapor probes. Probes will be installed inside the borehole and
a sand filter pack will be placed in the annulus to a height of approximately 6 inches above the top
of the soil gas implant. Granular bentonite will then be placed in two lifts of approximately 3
inches above the filter pack and hydrated with a small amount of distilled water after each lift. A
thick slurry of powdered bentonite and water will be added to seal the remainder of the borehole
annulus to ground surface. The top of the probe will be fitted with a compression -fit brass ball
valve to maintain an air -tight seal between installation and sampling. The soil vapor probes will
then be allowed to equilibrate 48 hours prior to sampling.
GN7035/CAR210179 3 September 2021

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Given the historical presence of methane in Site soil gas, static subsurface pressure (i.e., subsurface
gas pressure relative to atmospheric pressure) will be recorded from each soil gas probe prior to
purging in general accordance with the NCBP Methane Assessment Protocol. The static pressure
data will be collected using a Landfill GEM 5000 (or equivalent multi -gas meter) and a manometer
for redundancy. Prior to sampling, a shut-in test will be performed by closing the sample train
valves and generating a vacuum in the sample train using a lung box or equivalent. If the vacuum
does not dissipate after at least 30 seconds, the shut-in test will be considered successful. Following
a successful shut-in leak test, soil vapor will be purged of at least three times the soil gas probe
and sample train volume and screened for the presence of VOCs using a photoionization detector
(PID) and carbon dioxide, methane, and oxygen using a Landfill GEM 5000 (or equivalent multi -
gas meter).
A helium shroud will be used initially during sampling as a tracer leak test to evaluate potential
outdoor air entrainment into the samples. However, commonly used helium meters (e.g., MGD-
2002) indicate in the operator manual that the presence of methane will interfere with the helium
meter screening results. This could indicate a false positive screening of helium in the sample train,
when the meter is actually detecting methane. In this event, multiple lines of evidence will be used
to evaluate the integrity of the soil gas probe and sample train seal: 1) a shut-in leak test will be
performed initially as discussed previously and 2) during the soil gas purging, the presence of
methane and carbon dioxide above atmospheric levels, in combination with decreased oxygen
concentration relative to atmospheric conditions, will be used as a surrogate measurement for the
integrity of the surface seal. Atmospheric levels of oxygen are expected in the field screening
samples if there is a significant source of atmospheric air entering the sample train. If methane is
not present in field screening samples, helium will be used as a seal test.
Soil vapor samples will be collected in pre -evacuated, batch certified -clean 1-L Summa
CanistersTM equipped with 200 milliliters per minute (mL/min) flow controllers. An initial vacuum
will be recorded from each canister prior to sampling; if the initial canister vacuum decreases by
more than 10% from the vacuum as measured by the analytical laboratory, the canister will not be
used for sampling. The targeted final vacuum for sample collection will be 5 inches of mercury (in
Hg) and final canister vacuums as measured by the laboratory will be provided in analytical
reports. After sample collection, the canisters will be transported via Fed Ex to a National
Environmental Laboratory Accreditation Program (NELAP)-certified laboratory for VOC analysis
by Environmental Protection Agency (EPA) Method TO-15 and methane analysis by American
Society for Testing and Materials (ASTM) D-1946. One quality control (QC) duplicate soil gas
sample will be collected.
A minimum of 24-hours following the soil gas purging and analytical sampling, one additional
round of soil gas screening will be performed, as follows. Static and differential pressure
measurements will be collected from each soil gas probe, and oxygen, carbon dioxide, and methane
GN7035/CAR210179 4 September 2021

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will also be screened while purging soil gas from the subsurface using the equipment mentioned
previously. Stabilized concentrations of field screening data will be provided to NCBP.
3.3. Decontamination
Disposable equipment will be used as practical. However, as needed, equipment will be
decontaminated using an initial water rinse followed by cleaning with Alconox® (or equivalent)
and final rinse of distilled water.
3.4. Soil Vapor Probe Locating
A handheld GPS unit and field measurements will be used to collect the approximate coordinates
of the soil vapor probes.
3.5. Soil Vapor Probe Abandonment
Following sample collection, soil vapor probes will be temporarily kept in place awaiting
analytical results. Upon receipt of analytical data and pending anticipated discussions with NCBP,
soil gas probes will eventually be removed from the subsurface and backfilled with excess Site
soils and/or bentonite.
4. LABORATORY ANALYSIS
4.1. Laboratory Analysis
Following collection, soil gas samples will be sealed and submitted to a NELAP-certified
laboratory following chain of custody procedures (Section 5.2).
4.2. Laboratory Reporting
Laboratory reporting limits (RLs) and MDLs used by the selected NELAP-certified laboratory for
methods will meet respective NCDEQ Division of Waste Management (DWM) VISLs (May 2020)
to the extent feasible. Acrolein will not be reported per NCDEQ guidance (July 2021).
Concentrations detected between the RL and MDL will be reported as estimated values and
flagged in the laboratory analytical report with a "J". Level II Quality Assurance (QA)/Quality
Control (QC) will be reported in the analytical report deliverable.
GN7035/CAR210179 5 September 2021

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5. QUALITY ASSURANCE/QUALITY CONTROL
5.1. Field and Laboratory Procedure QA/QC
One duplicate soil gas sample will be collected and submitted for laboratory analysis as indicated
in the sections above.
5.2. Chain of Custody QA/QC
Geosyntec will initiate chain of custodies for soil gas samples in the field documenting sample
collection information including but not limited to:
• The Sample Collector's Name
• Project Information and Location
• Geosyntec Project Manager Contact Information
• Sample Identification Number
• Date and Time of Sample Collection
• Type of Analysis; and
• Type and number of containers.
Samples will remain in the custody of Geosyntec until they are ready for shipment. Geosyntec
will relinquish the samples and chain of custodies (noting date and time of relinquishment) to the
laboratory courier who will sign the chain of custody as receiver (noting date and time again).
Geosyntec will retain a copy of the chain of custodies signed by the courier.
Sample shipments and chain of custodies will be sealed in an appropriate shipping container/box
and sent to the address of the selected laboratory.
A representative from the selected laboratory's sample receiving will sign respective chains of
custody verifying receipt of the samples by each respective laboratory location. A copy of fully
executed chains of custody will be provided in the final laboratory analytical report deliverable.
6. INVESTIGATION DERIVED WASTE (IDW) MANAGEMENT
IDW (soil cuttings) will be screened at each soil vapor probe boring with a PID. Soil staining
and/or odors will be recorded in the field. If visible soil staining and/or odors are detected, IDW
will be containerized in 55-gallon steel drums and stored in a designated area of the Site pending
disposal based on laboratory results. If no staining and/ or odors are observed, IDW will be
distributed on -site.
GN7035/CAR210179 6 September 2021

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7. REPORTING
The results of the soil gas sampling will be summarized in a report to be submitted to the NCBP.
The report will include the laboratory analytical data report, tabulated summary analytical data
compared to applicable screening criteria and the results will be input into the NCDEQ Risk
Calculator for screening purposes. A figure showing final sampling locations and results in relation
to the proposed redevelopment, and soil gas screening logs will be provided. The final report will
be signed and sealed by a Professional Engineer or Professional Geologist licensed to practice in
North Carolina and will include Geosyntec's Professional Engineer and Professional Geologist
license numbers.
GN7035/CAR210179 7 September 2021

FIGURES

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Notes:
I. Aerial imagery provided by ArcMap10.5, ESRI
2. Parcel Boundary obtained from New Hanover County, NC online
GIS database.
-31
Site Location
19 and 41 Harnett Street
New Hanover, NC
Geosyntec°
consultants Figure
G }ranee Coruulronts of Nl�PG.
Raleigh, NC August 2021 1

Area of Potential Vapor Concern
Parcels
Brownfields Boundary
Site Parcels
Notes:
1. Aerial imagery provided by ArcMap10.5, ESRI
2. Parcel Boundary obtained from New Hanover County, NC online
GIS database.
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Notes:
L 3Site Boundary 1. Service Layer Credits: Source: Proposed Soil Gas Sampling Locations
= Residential Units Esri, Maxar, GeoEye, Earthstar
Geographics, CNES/Airbus IDS, N
=Amenities USDA, USGS, AeroGRID, IGN, and 19 and 41 Harnett Street
= Retail the GIS User Community Wilmington, NC
Q Elevator Shaft 2. Proposed soil gas sampling
locations are subject to change Geosyntec U re FI
I_ (Approximate Extent of Stockpile pending field conditions at time of g
Existing Monitoring Wells field effort. consultants
6eosynrec ConsWcants of nC, Y.C.
• Proposed Soil Gas Sampling 0 80
Locations Feet GN7035 September 2021
\\Raleigh-01\PRJ\K\Kettler\GN7035 Kettler Harnett St\7.0 GIS\MXD\F3 Proposed Soil Gas Locations.mxd 9/3/2021 4:14:15 PM

TABLES

TABLE 1
PROPOSED SOIL GAS ANALYSIS
19 and 41 Harnett Street, Wilmington, North Carolina 28401
Brownfields Project: Almont Shipping II: NCBP No. 23080-19-065
Sample ID
Type
Analytical Method
Sample Objective
Grab samples analyzed for VOCs by EPA
Obtain soil gas data to evaluate soil gas
SGP-113
Soil Gas
Method TO-15; field screening samples for
conditions below proposed elevator shaft
methane
Grab samples analyzed for VOCs by EPA
Obtain soil gas data to evaluate soil gas
SGP-213
Soil Gas
Method TO-15; field screening samples for
conditions below proposed building
methane
Grab samples analyzed for VOCs by EPA
Obtain soil gas data to evaluate soil gas
SGP-3B
Soil Gas
Method TO-15; field screening samples for
conditions below proposed elevator shaft
methane
Grab samples analyzed for VOCs by EPA
Obtain soil gas data to evaluate soil gas
SGP-4B
Soil Gas
Method TO-15; field screening samples for
conditions below proposed building
methane
Grab samples analyzed for VOCs by EPA
Obtain soil gas data to evaluate soil gas
SGP-5B
Soil Gas
Method TO-15; field screening samples for
conditions below proposed building
methane
Grab samples analyzed for VOCs by EPA
Obtain soil gas data to evaluate soil gas
SGP-613
Soil Gas
Method TO-15; field screening samples for
conditions below proposed building
methane
Grab samples analyzed for VOCs by EPA
Obtain soil gas data to evaluate soil gas
SGP-713
Soil Gas
Method TO-15; field screening samples for
conditions below proposed building
methane
Grab samples analyzed for VOCs by EPA
Obtain soil gas data to evaluate soil gas
SGP-8B
Soil Gas
Method TO-15; field screening samples for
conditions below proposed building
methane
Grab samples analyzed for VOCs by EPA
Obtain soil gas data to evaluate soil gas
SGP-9
Soil Gas
Method TO-15; field screening samples for
conditions below proposed building
methane
Grab samples analyzed for VOCs by EPA
Obtain soil gas data to evaluate soil gas
SGP-10
Soil Gas
Method TO-15; field screening samples for
conditions below proposed building
methane
Grab samples analyzed for VOCs by EPA
SGP-DUP
Soil Gas
Method TO-15; field screening samples for
QA/QC
methane
Notes:
EPA indicates Environmental Protection Agency
QA/QC indicates Quality Assurance/Quality Control
VOCs indicates Volatile Organic Compounds
All soil gas probes will be installed between 5 and 9 feet below ground surface
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