HomeMy WebLinkAbout10036_South End Transit_Soil Mgmt Plan-Solis Southline_rev 1_20150917
Soil Management Plan
Solis Southline
Revision 1
2500, 2508, and 2522 South Blvd.
Charlotte, North Carolina
Portion of Cherokee Southline
Brownfields Site
Brownfields Project No. 10036-06-60
H&H Job No. TER-001
September 17, 2015
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Soil Management Plan Revision 1
Solis Southline
2500, 2508, and 2522 South Blvd. Charlotte, North Carolina H&H Job No. TER-001
Table of Contents
Section Page
1.0 Introduction ................................................................................................................ 1
2.0 Redevelopment Plans ................................................................................................. 2
3.0 Summary of Site History and Previous Site Assessment Results .......................... 3
3.1 2500 South Blvd. (Northern Portion of Site) ........................................................... 3
3.2 2508 South Blvd. (Central Portion of Site) .............................................................. 3 3.3 2522 South Blvd. (Southern Portion of Site) ........................................................... 4
4.0 Soil Management Plan ............................................................................................... 6
4.1 Procedures to be Used to Address Known Conditions ............................................ 6 4.2 Procedures to Address Unknown Conditions .......................................................... 6
4.3 Soil Import ............................................................................................................. 11
4.4 Dust Control ........................................................................................................... 12
4.5 Existing Monitor Wells .......................................................................................... 12
4.6 Post Construction Sampling ................................................................................... 12
5.0 Project Contacts ....................................................................................................... 14
List of Appendices
Appendix A Excerpted Construction Drawings
Appendix B Cut/Fill Earthwork Analysis
Appendix C Former Dryclean Carolinas Data and Overlays
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Soil Management Plan Revision 1
Soils Southline
2500, 2598, and 2522 South Blvd. Charlotte, North Carolina H&H Job No. SEL-002
1.0 Introduction
This Soil Management Plan (SMP) has been prepared for the Solis Southline multi-family
development located at 2500, 2508, and 2522 South Blvd. The site consists of three parcels that
total approximately 3.9 acres in area. The site is currently vacant. A site plan is provided in the
excerpted construction drawings in Appendix A. Southline Apartments LLC intends to
redevelop the site for high density residential.
The site comprises the southern portion of the Cherokee Southline LLC Brownfields site which
is approximately 22.41 acres in area and consists of multiple parcels located in the area of the
site. Section 15.e. of the Brownfields agreement for the Cherokee Southline Brownfields site
indicates that soil disturbances must be conducted in accordance with an approved Soil
Management Plan (SMP). This SMP includes procedures to be followed during soil disturbance
activities based upon known conditions and potential unknown conditions that may be
encountered.
A brief discussion of redevelopment plans is provided as Section 2.0, a brief summary of the
history of each parcel and the results of previous assessment activities is provided in Section 3.0,
and the SMP is provided in Section 4.0.
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2.0 Redevelopment Plans
The redevelopment plans include construction of high density residential apartments at the site.
A site redevelopment plan is provided in the excerpted construction drawings in Appendix A.
The development will include construction of approximately 300 apartment units in a 5-story
building. The southern portion of the site will consist of a parking deck surrounded by
apartments and the northern portion of the site will consist of a courtyard with pool surrounded
by apartments. On the first floor, the eastern portion of the building along South Blvd. will
consist of retail, offices, clubhouse, and other amenity areas. The remainder of the first floor
areas surrounding the parking deck and courtyard will be apartments. Upper floors will
primarily contain apartment units.
A cut/fill earthwork analysis is provided in Appendix B. As indicated in Appendix B,
approximately 4,000 cubic yards of soil will be imported to the site as part of the grading
activities. In general, soil cuts of up to 3 ft are anticipated in the southern portion of the site, and
soil fill of up to 3 ft is anticipated in the northern portion of the site.
After development, the site will be almost completely covered in impervious surface expect for a
planting strips along South Blvd. and Remount Rd. and a dog walk and utility area on the
northern portion of the building.
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3.0 Summary of Site History and Previous Site Assessment Results
3.1 2500 South Blvd. (Northern Portion of Site)
The 2500 South Blvd. parcel is approximately 1.7 acres. A building was constructed on
the property in 1950. A paint wholesaler operated on the parcel in the mid-1960s. Green
Brothers Lumber Company sold the parcel to Harris Tire in 1976. Harris Tire operated a
distribution facility on the parcel until approximately 2008. The building was demolished
in approximately 2011.
A 500-gallon heating oil underground storage tank (UST) was formerly located along the
eastern outside facility wall, adjacent to a loading dock. The parcel's owner prior to Harris
Tire used the UST in connection with on-site boiler systems. Harris Tire removed the UST
and remediated the impacted soil surrounding the tank in the mid-1990s. A groundwater
monitoring well was installed adjacent to the former UST pit in 2001. The DENR UST Section
issued a no further action (NFA) letter for the release incident in 2002. Some residual soil and
groundwater impacts are present in the area of the former UST.
3.2 2508 South Blvd. (Central Portion of Site)
The 2508 South Boulevard parcel is approximately 1.6 acres in area. A building was
constructed on the property in 1962 and was occupied by auto supply companies, a pawn
shop, and most recently as a drycleaner (Dryclean Carolinas, Inc.). The building was
demolished in approximately 2011.
Four hydraulic lifts, a pressure tank and associated piping were excavated at the former auto
supply/repair facility in 2007. Soil samples collected at the base of each excavation directly
beneath the lift mechanisms were analyzed for Oil and Grease Total Petroleum Hydrocarbons
(O&G TPH). O&G TPH was only detected in one sample at 67 mg/kg, which is well below
the DENR action level at the time of 250 mg/kg. Approximately 14.8 tons of soil were removed
from the area of the hydraulic lift and disposed of off-site in November 2007.
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Soil and groundwater impacts have also been identified in association with the former
drycleaner located on this parcel. In 2005, DENR admitted Dry Clean Carolinas' previous
owner, Mr. William Plemmons, into the Drycleaning Solvent Cleanup Act (DSCA)
Program. The DSCA petitioner was changed to Cherokee Southline, LLC in 2012.
Results of soil sampling indicated only very low levels of the drycleaning solvent
tetrachloroethene (PCE) in a small area in the eastern part of the parcel. No compound
concentrations were detected above DENR Residential screening levels. A summary of the
data is provided in Appendix C. An overlay of the soil data with the site grading plan is
provided in Appendix C and indicates that the impacted soil is located in an area of fill soil
and therefore is unlikely to be disturbed during grading activities.
Results of groundwater analyses indicate an area of groundwater impact extends from the
area of the former drycleaner off-site to the east. Depth to groundwater was determined to be
approximately 15 ft below ground surface. A shallow groundwater plume map overlay with
the site redevelopment plan is provided in Appendix C. As indicated in the overlay, the
shallow plume area at the site is primarily located in the eastern portion of the planned
building below the first floor parking garage, retail, and amenity areas.
3.3 2522 South Blvd. (Southern Portion of Site)
The 2522 South Boulevard parcel is approximately 0.7 acre in area and has historically
been used for automobile-related activities. Direct Auto Sales operated at the parcel in
1953, Esso and Exxon service stations used the parcel from 1956 to 1987, and Sedgefield
Chevron and/or Phillips operated at the parcel from 1987 to 2002. The building was
demolished in approximately 2005.
Five petroleum USTs installed in 1969 and permanently closed in 1988 were registered at
this parcel. The five tanks included two (2) 1,000-gallon used oil USTs, one (1) 4,000-
gallon gasoline UST and two (2) 6,000-gallon gasoline USTs. Five subsequently installed
petroleum hydrocarbon USTs at the site were removed in 2004, and a petroleum release
affecting groundwater and soil was discovered. Approximately 574 tons of contaminated
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soil were removed from the parcel during tank closure. No residual soil impacts above are
Residential screening levels were identified; however, some groundwater impacts remained.
DENR issued a NFA for the parcel on February 9, 2005.
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4.0 Soil Management Plan
As noted above, redevelopment of the subject property will include grading the site, importing
approximately 4,000 cubic yards of soil, and utility and building construction. Procedures that
will be used to address known and unknown site conditions are provided below.
4.1 Procedures to be Used to Address Known Conditions
Results of previous assessment activities indicate that no soil impacts have been identified above
Residential screening levels. Therefore, soil may be moved on-site as part of grading activities
subject to the limitations noted below if significantly impacted soil is encountered. In addition,
reviewed information indicates that previous USTs have been removed from the site.
It is not expected that impacted groundwater at the site will be encountered based upon the
limited excavation depths and the depths to groundwater of approximately 15 ft. In the highly
unlikely event that groundwater is encountered, it will be managed as described in the following
section.
As noted above, import soil will need to be brought to the site as part of grading activities.
Requirements to sample import soil before being brought to the site are discussed In Section 4.3
4.2 Procedures to Address Unknown Conditions
Because there is the possibility that unknown impacts could be encountered during the grading
and utility work, the criteria noted below will be used to direct environmental actions to be taken
during these activities.
1. During soil disturbance at the site, the workers or contractors will observe soils for evidence
of potential significantly impacted soil that may not be suitable to leave in place in exposed
areas at a residential use site. Evidence of potential significant impacted soil includes a
distinct unnatural color, strong odor, or observance of filled or previously disposed materials
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of concerns (i.e. chemicals, tanks, drums, etc). Should any of the above be noted during site
work, the contractor will contact the project environmental engineer to observe the suspect
condition. If the project environmental engineer confirms that the material may be impacted,
then the procedures below will be implemented. In addition, the environmental engineer will
contact the DENR Brownfields project manager within one business day to advise that
person of the condition.
2. If significant soil impact is encountered during grading and/or installation or removal of
utilities, excavation will proceed only as far as needed to allow grading and/or construction
of the utility to continue and/or only as far as needed to allow alternate corrective measures
described in this SMP to be taken.
3. Suspect significantly impacted soil (i.e., that which does not appear to be associated with
prior known residual contamination) excavated during grading and/or utility line installation
or removal may be stockpiled and covered in a secure area to allow construction to progress.
Suspect impacted soil will be underlain by and covered with minimum 10-mil plastic
sheeting. At least one representative sample of the soil will be collected for analysis of total
VOCs, SVOCs, and hazardous substance list (HSL) metals plus hexavalent chromium. If the
results of analysis of the sample indicate that the soil could potentially exceed toxicity
characteristic hazardous waste criteria, then the soil will also be analyzed for toxicity
characteristic leaching procedure TCLP VOCs and/or TCLP RCRA metals. Impacted soil
will managed in accordance with the following Paragraph 4 of this section.
4. Soil sampled in accordance with Paragraph 3 of this section will be handled in the manner
described below based upon the laboratory analyses:
i. If no organic compounds are detected in a composite sample (other than
which are attributable to sampling or laboratory artifacts) and metals are
consistent with background levels, then the soil will be deemed suitable
for use as on-site fill or as off-site fill. The proposed location(s) for off-
site placement of soil (other than a permitted facility) along with the
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receiving facility’s written approval for acceptance of the soil will be
provided to DENR for approval prior to taking the soil off-site.
ii. If detectable levels of compounds are found which do not exceed the
DENR IHSB Residential PSRGs (other than which are attributable to
sampling or laboratory artifacts or which are consistent with background
levels for metals) and the TCLP concentrations are below hazardous waste
criteria, then the soil may be used on-site as fill without conditions.
iii. If detectable levels of compounds are found which exceed the DENR
IHSB Residential PSRGs (other than which are attributable to sampling or
laboratory artifacts or which are consistent with background levels for
metals) and the TCLP concentrations are below hazardous waste criteria,
then the soil, with DENR’s written approval, may be used on-site as fill
below an impervious surface, or at least 2 ft of compacted clean soil. If
the impacted soil with concentrations above Residential PSRGs is moved
to an on-site location, its location and depth will be documented, covered
with a geotextile fabric so that its location can be identified if encountered
in the future, and its location will be provided to DENR in an updated
survey plat.
iv. Impacted soil may be transported to a permitted facility such as a landfill
provided that the soil is accepted at the disposal facility. In the unlikely
event that the composite sample data indicates concentrations above TCLP
hazardous waste criteria, then the soil must be transported off-site to a
permitted disposal facility that can accept or treat hazardous waste.
Sampling data for potentially impacted soil and the disposition of impacted soil will be
provided to DENR when the data becomes available.
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5. If excavation of significantly impacted soils occurs, confirmation sampling will be conducted
for purposes of recording areas of impacts remaining at the site, if any. It is anticipated that
confirmation samples will be collected at regular intervals along the base and the sidewalls of
a given excavation. Base samples will not be collected if the estimated groundwater
elevation is within 1.5 ft the excavation floor. The confirmation samples will be analyzed for
VOCs, SVOCs, and the HSL metals plus hexavalent chromium. Areas of suspected
contaminated soil that remain at the site after excavation is complete above the DENR IHSB
Residential PSRGs shall be incorporated into the Brownfields plat.
6. If determined to be warranted, confirmation samples will also be used to determine the
appropriate corrective measure for soil beyond the excavation limits required for grading
and/or utility line installation or removal. Such corrective measures are specified in the items
below.
7. With DENR’s written approval, corrective actions shall ensure there is a barrier between
future site visitors/occupants/workers and soil that remains in place at concentrations above
DENR IHSB Residential PSRGs. The barrier may be a building, paving, hardscape surface,
or clean soil of a 2 ft minimum thickness (clean soil will be sampled in accordance with
Section 4.3 if imported to the site).
8. If a sub-grade feature or pit is encountered and does not require removal for geotechnical or
construction purposes, it will be filled with soil or suitable fill and construction will proceed.
Where appropriate, the bottom may be penetrated before back filling to prevent fluid
accumulation. If the pit has waste in it, the waste may be set aside in a secure area and will
be sampled for waste disposal purposes for TCLP VOCs, TCLP SVOCs, and TCLP metals
and disposed off-site at a permitted facility or the waste will be managed in accordance with
Paragraph 3 of this section above, whichever is most applicable based on the type of waste
present. If the pit must be removed and the observed waste characteristics indicate the
concrete may potentially be contaminated to a significant degree, the concrete will be
sampled and analyzed by methods specified by the disposal facility.
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9. If buried piping is encountered and must be removed to allow installation to proceed, the
contractor will inspect the pipe for fluids, collect the fluids where appropriate, and look for
signs of a release using field methods. The collected fluids will be sampled for VOCs,
SVOCs, and RCRA metals to determine appropriate disposition of the fluid.
10. Stormwater will be managed in accordance with the approved site stormwater management
plan. If surface water run-off gathers in an excavation where there is significantly impacted
soil, the accumulated run-off will be allowed to evaporate, or sampled and discharged to
surface water in accordance with the site’s stormwater management plan provided it does not
contain compound concentrations above DENR surface water quality criteria, or tested and
disposed off-site at a permitted facility.
11. In the event that soil within an excavation cannot be dried adequately for construction
purposes using the methods described above, the soil may be amended with clean soil,
aggregate, drying agents, and/or stabilizing agents to achieve the desired geotechnical
qualities. Amendment may be conducted inside or outside the excavation and the material
replaced into the excavation. If an amendment is used, the type of amendment will be
provided to DENR for approval prior to its use. If clean soil is used, it will be sampled prior
to use at the site in accordance with Section 4.3 below.
12. In the event that impacts associated with an underground storage tank (UST) release are
found to be present on the subject site, they will be addressed through the Brownfields
Program.
13. In the unlikely event that groundwater is encountered during the redevelopment activities, the
groundwater may be allowed to evaporate in the excavation if possible. If that is not
practical, then the water will be pumped out of the excavation and containerized for sampling
and analysis. Containers could be drums, poly tanks, or equivalent depending upon the
volume of water. A representative sample of the water will be analyzed for VOCs and
managed as follows depending upon the data.
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i. If the results of analysis of the sample do not indicate detectable VOCs or
indicate the presence of detectable VOCs below DENR surface water
standards, then, in accordance with NCAC 2H.01061, the water can be
managed in accordance with the site stormwater plan (if allowed by the
plan).
ii. If the results of analysis of the water sample indicate that the water
contains detectable levels of VOCs above DENR surface water standards
but below hazardous waste criteria, then the water will be managed as a
non-hazardous waste and either disposed off-site or, with approval of the
sanitary sewer authority, discharged to the sanitary sewer.
iii. If the results of analysis of the water sample indicate that the sample
contains detectable levels of VOCs above hazardous waste criteria, then
the water will be either transported off-site as a hazardous waste or, with
approval of the sanitary sewer authority, discharged to the sanitary sewer.
4.3 Soil Import
As noted above, approximately 4,000 cubic yards of imported soil will need to be brought to the
site for filling. To demonstrate that imported soil is suitable for use at a residential site, the fill
soil will be sampled before being brought to the site. The number of samples to be collected will
be dependent upon whether the fill soil is obtained from a virgin or previously developed site as
follows:
• If fill soil is obtained from a portion of a property that has not been previously developed
(i.e., virgin land), then one soil sample will be collected from the borrow source prior to
the soil being transported to the site. The soil sample will be analyzed for VOCs, SVOCs,
and HSL metals plus hexavalent chromium. Soil will be considered suitable for use at
1 North Carolina regulations at NCAC 2H .0106 indicate the following: (f) The following discharges are deemed to be permitted pursuant to G.S. 143-215.1(c) provided that no water quality standards are contravened, or expected to be contravened, and it shall not be necessary for the Division to issue separate permits for these activities: (7) groundwaters generated by well construction or other construction activities; (8) landscape irrigation, foundation or footing drains, or water from crawl space pumps;
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the site if it does not contain compound concentrations above DENR IHSB Residential
PSRGs or typical background levels for metals.
• If fill soil is obtained from a portion of a property that has been previously developed,
then soil samples will be collected at a rate of approximately one soil sample per 400
cubic yards. The soil sample will be analyzed for VOCs, SVOCs, and HSL metals plus
hexavalent chromium. Soil will be considered suitable for use at the site if it does not
contain compound concentrations above DENR IHSB Residential PSRGs or typical
background levels for metals.
4.4 Dust Control
Because some limited residual impacted soil may be present at the site, preventing exposure to
airborne contaminants will be addressed during site activities. Dust will be controlled by
keeping site access roads and active work areas damp and by watering or misting as necessary
prior to and during grading activities. A water truck and/or appropriate water misting equipment
will be available if needed at the site during work activities that may produce dust. In addition,
the contractor may also utilize polyethylene sheeting to protect exposed soils and mitigate the
potential for dust.
4.5 Existing Monitor Wells
There are 11 existing monitor wells at the site that are associated with the assessment activities
being conducted for the DENR DSCA program. The locations of the wells are indicated in
Appendix C. DENR DSCA has indicated that they will abandon the wells before site grading,
and H&H is currently under contract with DENR DSCA to sample and then abandon the existing
wells. Therefore, all wells should be abandoned before site grading commences.
4.6 Post Construction Sampling
In accordance with the Brownfields agreement for the site, post-grading sampling will be
conducted in the areas of the site that are not covered by an impervious surface and are not
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covered with clean imported fill (which will have already been sampled in accordance with
Section 4.3 above). It is anticipated that these areas will be very limited and will be in the
planting strips along South Blvd. and Remount Rd. The soil sample(s) will be analyzed for
VOCs, SVOCs, and HSL metals plus hexavalent chromium. Soil will be considered suitable to
remain in place if it does not contain compound concentrations above DENR IHSB Residential
PSRGs or typical background levels for metals. If compounds are detected in the soil above
Residential PSRGs and typical background levels for metals, then soil in the impervious area
will be removed to a depth of 2 ft and clean imported soil sampled in accordance with Section
4.3 above will be placed in its place.
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5.0 Project Contacts
Mr. Tom Barker
Southline Apartments LLC c/o Terwilliger Pappas
111 East Hargett Street, Ste. 300
Raleigh, NC 27601
919-743-5722 (office)
919-995-1259 (mobile) tbarker@terwilligerpappas.com
Mr. Steve Hart, PG
Hart & Hickman, PC
2923 South Tryon Street Suite 100
Charlotte, NC 28203
(704) 887-4610 (office)
(704) 576-0145 (cell)
shart@harthickman.com
Mr. Tony Duque NC DENR Brownfields Section
Division of Waste Management
217 West Jones Street Raleigh, NC 27699
(919) 707-8380 (office)
tony.duque@ncdenr.gov
Appendix A
Excerpted Construction Drawings
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.
.
.
Solis Southline
2508 South Boulevard
Charlotte, North Carolina 28203
Terwilliger Pappas1
4
1
1
0
0
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.
2
2
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1
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D
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NOT FOR CONSTRUCTION
F
O
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V
I
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W
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Y
c
Revised
Project No.
Issued
The drawings, the project manual and the design shown
theron are instruments of ColeJenest & Stone, P.A.. The
reproduction or unauthorized use of the documents without
consent of ColeJenest & Stone, P.A. is prohibited.
ColeJenest & Stone, P.A. 2015
200 South Tryon Street, Suite 1400
Charlotte, North Carolina 28202
p+ 704 376 1555 f+ 704 376 7851
url+ www.colejeneststone.com
Shaping the EnvironmentRealizing the Possibilities
Land Planning
+
Landscape Architecture
+
Civil Engineering
+
Urban Design
TERWILLIGER
PAPPAS
111 East Hargett Street, Suite 300
Raleigh
North Carolina 27601
SOLIS
SOUTHLINE
2508 South Boulevard
Charlotte
North Carolina 28203
4401
N
0
SCALE:
3015 60
1" = 30'
C-000
SOLIS SOUTHLINE
2508 SOUTH BOULEVARD CHARLOTTE, NC 28203
CONSTRUCTION DOCUMENTS
OVERALL
PROJECT PLAN
c
Revised
Project No.
Issued
The drawings, the project manual and the design shown
theron are instruments of ColeJenest & Stone, P.A.. The
reproduction or unauthorized use of the documents without
consent of ColeJenest & Stone, P.A. is prohibited.
ColeJenest & Stone, P.A. 2015
200 South Tryon Street, Suite 1400
Charlotte, North Carolina 28202
p+ 704 376 1555 f+ 704 376 7851
url+ www.colejeneststone.com
Shaping the Environment
Realizing the Possibilities
Land Planning
+
Landscape Architecture
+
Civil Engineering
+
Urban Design
TERWILLIGER
PAPPAS
111 East Hargett Street, Suite 300
Raleigh
North Carolina 27601
SOLIS
SOUTHLINE
2508 South Boulevard
Charlotte
North Carolina 28203
4401
V-100
SITE SURVEY
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TH1 TH1 TH1 TH1 TH1 TH1 TH1 TH1RETAIL4106 SQ. FT.
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A2567 SQ. FT.576 SQ. FT.466 SQ. FT.LEVEL 1Gross: 61692 SQ. FT.Garage Area: 37542 SQ. FT.
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Appendix B
Cut/Fill Earthwork Analysis
I
s
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.
4
4
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5
SOLIS SOUTHLINETERWILLIGER PAPPAS
E
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=
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0
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Appendix C
Former Dryclean Carolinas Data and Overlays