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HomeMy WebLinkAbout09014_Asheville Mica Property_Phase I_20050718Report of Expanded Phase I Environmental Site Assessment T. R. Enterprises, LLC Asheville Mica Facility 75 Thompson Street Asheville, North Carolina Prepared for: Capital Bank 1310 Hendersonville Road Asheville, North Carolina 28803 July 18, 2005 R2005-239 Rindt-McDuff Associates, Inc.P. O. Box 210, Blaine, TN 37709 t: (865) 329-3366 f: (865) 544-5858 www.rindt-mcduff.com July 18, 2005 Lacy Cross Assistant Vice President Capital Bank 1310 Hendersonville Road Asheville, North Carolina 28803 Subject:Report of Expanded Phase I Environmental Site Assessment T. R. Enterprises, LLC Asheville Mica Facility 75 Thompson Street Asheville, North Carolina RMA Project # R2005-239 Dear Mr. Cross: Rindt-McDuff Associates, Inc. (RMA) is pleased to submit this report of our expanded Phase I environmental site assessment (ESA) on the subject property (Site). The purpose of our services was to characterize the general Site and surrounding property conditions relative to environmental concerns. This report is intended for the exclusive use of Capital Bank and T. R. Enterprises, LLC, subject to RMA’s Standard Contract Conditions. The report should not be relied upon by any other parties without the express, written consent of RMA. Naturally, the findings are relevant to the dates of our Site work and should not be relied upon to represent conditions for more than 180 days per ASTM Standard E 1527-00. We appreciate the opportunity to be of service. Please contact us if any questions arise or if we may be of further service. Very truly yours, RINDT-MCDUFF ASSOCIATES, INC. Robert A. Jackson Patrick J. Kelley, CHMM Project Manager Manager – Subsurface Investigation/Remediation P. O. Box 210, Blaine, TN 37709 Office: (865) 329-3366 Fax: (865) 544-5858 www.rindt-mcduff.com Rindt-McDuff Associates, Inc. Environmental Consulting Services TABLE OF CONTENTS EXECUTIVE SUMMARY Table of Findings .....................................................................................................1 Conclusions and Recommendations ........................................................................2 Reliance Conditions .................................................................................................3 PHASE I ENVIRONMENTAL SITE ASSESSMENT Project Background..................................................................................................4 Site Observations .....................................................................................................6 Geology/Hydrogeology..........................................................................................11 Area Reconnaissance .............................................................................................12 ASTM Regulatory Inventory .................................................................................13 Historical Land Use ...............................................................................................15 Conclusions and Recommendations ......................................................................23 APPENDICES Appendix A – Figures Appendix B – Photographs Appendix C – Regulatory Search Information Appendix D – Lead-Based Paint and Asbestos Reports Appendix E – Site’s Previous Environmental Reports Appendix F – Sanborn Fire Insurance Maps Appendix G – NC DENR Documentation for Surrounding Properties 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 1 Rindt-McDuff Associates, Inc. Executive Summary TABLE OF FINDINGS Area of Investigation Observations Site 1.The Site is located at 75 Thompson Street in Asheville, Buncombe County, North Carolina. 2.The Site contains 3.0±acres of land and is developed with five structures with a collective area of 44,550-square feet. 3.The Site’s PIN numbers are 9648.20- 70-7814 and 9648.20-70-8625. 4.T. R. Enterprises intends to redevelop the Site with moderately priced apartments. Adjacent Properties 1.North and downgradient of the Site are Thompson Street and the Swannanoa River. 2.East and cross-gradient of the Site are the Piedmont Paper offices and warehouses. 3.South and upgradient of the Site are railroad tracks and industrial facilities. 4.West and cross-gradient of the Site are offices and restaurants. Regulatory Database 1.The Site and the adjacent properties southeast and south are listed as regulated facilities. Each of these properties is interpreted as a potential environmental concern. Historical Land Use 1.The five Site buildings were constructed between 1914 and 1999, and have been used by Asheville Mica Company since at least 1916. Residential cottages and artisans formerly used the Site. Based on the age of construction and redevelopment plans, RMA conducted limited asbestos and lead-based paint surveys. 2.Three other previous environmental assessments were completed for the Site in 1991, 1992, and 2001. 3.Industrial properties have been located south of the Site since at least the early 1930’s. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 2 Rindt-McDuff Associates, Inc. CONCLUSIONS AND RECOMMENDATIONS Based on the findings of this Phase I ESA, RMA identified the following concerns. ON-SITE CONCERNS RECOMMENDATIONS Size and weight of the machinery used by Asheville Mica, and the potential for asbestos-containing materials on the associated piping RMA recommends that T. R. Enterprises require Asheville Mica to remove these materials as a condition of the sale of the Site. Asbestos-containing materials were identified in pipe insulation, floor tile, and roofing materials. Mitigate hazard, through encapsulation, abatement, or other accepted means, prior to renovation activities. An approximately 350-gallon aboveground storage tank (AST) is located at the Site. Remove and observe area for evidence of a release. Two out-of-service elevators are located in Buildings 4 and 5. Remove hydraulic reservoirs and observe area for evidence of a release. Mold has developed as a result of two floods in the summer of 2004. Clean or remove affected construction materials prior to renovation activities. Soil and groundwater contamination was identified during previous environmental assessments. Funded by a grant from the Land of Sky Regional Council of Government and under the direction of North Carolina Department of Environment & Natural Resources Brownfields Program, T. R. Enterprises will conduct a Phase II subsurface investigation to determine the vertical and horizontal extent of the contamination. Historical use of the Site by a furniture manufacturer, and former presence of heating oil ASTs and an “oil house”. Phase II subsurface investigation to determine impact, if any. OFF-SITE CONCERNS RECOMMENDATIONS Previous environmental assessments suggest that the current and former adjacent industrial properties may be the source of the groundwater contamination. Perform a Phase II subsurface investigation, as noted in the previous concern. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 3 Rindt-McDuff Associates, Inc. RELIANCE CONDITIONS RMA's Phase I ESA has been prepared using standard and customary effort and diligence to identify sources of potential real property environmental contamination. ASTM E 1527-00 was used as a tool to guide our efforts to conduct this investigation. By issuance of the report, RMA is providing a professional opinion based on industry accepted practices as to the potential environmental risks (if any) and the probable environmental condition of the property. The report is intended for the exclusive use of Capital Bank and T. R. Enterprises, LLC, subject to RMA's Standard Contract Conditions. The report may not be relied upon by anyone else except that other parties ("additional relying parties") (such as an alternate lender) may rely upon the report under the following conditions: 1. A reliance letter will be provided to any additional relying party at no charge. However, RMA's liability to the additional relying party under this paragraph will be limited to the original fee charged to Capital Bank for the audit. Since, under this paragraph, no consideration will pass from the additional relying party in exchange for the reliance letter, it must be clearly understood that RMA's liability to the additional relying party, is limited to the fee charged to Capital Bank for the report. The report is provided subject to and contingent upon this limitation. 2. A reliance letter will be provided to any additional relying party for $1,000 additional compensation from the relying party to RMA. By providing this additional compensation, the additional relying party will have $1,000,000 in liability insurance coverage from RMA with regard to the report, subject to the standard of care provided above. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 4 Rindt-McDuff Associates, Inc. PHASE I ENVIRONMENTAL SITE ASSESSMENT I. Project Background Please refer to Appendix A, Figure 1,Site Location Map. Project Name:T. R. Enterprises, LLC Project Number:R2005-239 Client Name:Mr. Lacy Cross of Capital Bank Authorization Date:May 27, 2005 Site Contact:Ms. Regina Trantham of T. R. Enterprises, the prospective purchaser and developer Property Address:75 Thompson Street City/ Town:Asheville County:Buncombe State:North Carolina Zip Code:28803 Parcel Identification Numbers:9648.20-70-7814 and 9648.20-70-8625 Property Size (Acres):3.0± Property is:Vacant Land Developed X Current Use of Property:Residential Commercial Industrial X Agricultural Proposed Use of Site:Residential Environmental Inspector:Robert A. Jackson Inspection Dates:June 2 and June 14, 2005 Report Review:Patrick J. Kelley, CHMM Site Entry Permission Received:Yes X No Reason for Assessment:RMA understands that Capital Bank has requested the Phase I ESA as environmental due diligence for a proposed purchase and redevelopment of the Site by T. R. Enterprises. This Phase I ESA investigation was performed in general accordance with ASTM Standard E 1527-00. Capital Bank also requested limited asbestos and lead-based paint surveys. This report is intended for the exclusive use of Capital Bank and T. R. Enterprises, LLC, subject to RMA’s Standard Contract Conditions. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 5 Rindt-McDuff Associates, Inc. T. R. Enterprises has applied to the North Carolina Department of Environment & Natural Resources Brownfields Program and for an assessment grant from the Land of Sky Regional Council of Government. As a result, this report may become a matter of public record under the Freedom of Information Act. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 6 Rindt-McDuff Associates, Inc. II. Site Observations Please refer to Appendix A, Figure 2,Site Aerial Photograph. Description of Current Operations:Three small residential cottages were formerly located on the northeastern portion of the Site; one still remained in 2003 at the time the aerial photograph was taken, as shown in Figure 2. None of the cottages currently remain. The Site contains five buildings, which are detailed in the table below. ID # LOCATION ON SITE CURRENT USE YEAR BUILT STORIES SQUARE FOOTAGE CONSTRUCTION MATERIALS 1 EAST MICA STORAGE 1999 1 3,760 Metal Walls and Roof, Concrete Slab Floor 2 SOUTH MICA STORAGE 1983 1 3,600 Metal Walls and Roof, Concrete Slab Floor 3 NORTH OF BLDG #2 MICA PROCESSING 1916 2 8,900 Wood Frame and Floors, Metal Roof 4 SOUTH OF BLDG #5 VACANT 1914 3 8,000 Wood Frame and Floors, Metal Roof and Walls 5 NORTH VACANT 1928 2 20,400 Brick Exterior Walls, Plaster Interior Walls, Metal Roof, Concrete Slab Floor An additional small building, which houses the former boiler, off the northeast corner of Building 5, was probably constructed before 1940. The Asheville Mica Company currently uses the Site for processing mica. The mica arrives at the Site in large pieces. The mica is heated to remove any non-mineral materials, broken into smaller pieces, sifted, and bagged. Only heat and physical processing is used. No chemical processing occurs at the Site. RMA observed no potential concern from the manufacturing processes at the Site. Asheville Mica actively uses Buildings 1, 2 and 3 and formerly used Buildings 4 and 5, which are now vacant. RMA understands that Asheville Mica intends to move its operations from the Site. Due to the size and weight of the machinery used by Asheville Mica, and the potential for asbestos-containing materials on the associated piping, RMA recommends that T. R. Enterprises require Asheville Mica to remove these materials as a condition of the sale of the Site. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 7 Rindt-McDuff Associates, Inc. T. R. Enterprises’ immediate redevelop plan calls for renovating Building 5, using the bottom floor as a parking garage and the top floor for apartments. Their long-term plan is to renovate the other structures if possible, or demolish and rebuild, additional apartment buildings. Since the buildings are slated to be renovated or demolished and used for residences, limited asbestos and lead-based paint surveys were conducted. The results of these surveys follow. Limited Lead-Based Paint Survey:RMA contracted with a North Carolina certified inspector, Mr. Joshua Smathers (NC Inspector # 110028) of Alpha Environmental Sciences Inc., to conduct a limited survey for lead-based paint. Mr. Smathers used the x-ray fluorescence (XRF) analysis method. Since Building 5 is the first building planned for renovations, RMA focused most of the 39 sample locations on Building 5 as the primary area for analysis. No lead-based painted surfaces were identified. The individual report regarding the limited lead-based paint sampling is included in Appendix D. Limited Asbestos Survey:RMA contracted with a North Carolina accredited inspector, Mr. Mike Cook (NC Accreditation # 12016) of Alpha Environmental Sciences Inc., to conduct a limited asbestos survey at the Site. Representative bulk samples were collected of different building materials. An independent laboratory (Scientific Analytical Institute, LLC of Greensboro, North Carolina) analyzed the samples using the EPA Method of polarized light microscopy (PLM). Twenty samples were analyzed; seven materials were positive for asbestos. LOCATION DESCRIPTION TYPE & CONDITION ESTIMATED QUANTITY % ASBESTOS & TYPE Building 4 Pipe Insulation, Mudded Elbow Friable & Fair 10+ Linear Feet 8% Chrysotile Buildings 4 and 5 Pipe Insulation, Air-cell Friable & Fair 30+ Linear Feet 60% Chrysotile Building 5 Tar Roofing Material Non-friable & Poor Unknown; 10,000+ Square Feet of Roof Area 10% Chrysotile Building 5, 2nd- Story Restroom 9” x 9” Floor Tile & Felt Underlayment Non-friable & Fair 278 Square Feet 6% Chrysotile Building 5 Silver Mastic on Metal Roof Flashing Non-friable & Fair Unknown; 10,000+ Square Feet of Roof Area 12% Chrysotile Old Boiler Pipe Insulation, Air-cell Friable & Poor 20+ Linear Feet 50% Chrysotile Building 5, Northeast Corner Insulation on Natural Gas Line Non-friable & Fair 1+ Linear Foot 15% Chrysotile 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 8 Rindt-McDuff Associates, Inc. All asbestos-containing materials (ACM) should be handled in accordance with applicable federal, state, and local regulations. Materials that are friable and in poor condition, such as the pipe insulation in the old boiler building, pose the greatest immediate threat to human health. All ACM, particularly that in Building 5, will need to be mitigated before renovations begin that may disturb the ACM. The individual report regarding the limited asbestos survey is included in Appendix D. In the asbestos report, the structures identified as “buildings 2 and 3” correspond to Buildings 4 and 5, as shown in Figure 2 of Appendix A of this Phase I ESA report. Evidence of Prior Industrial Use:Asheville Mica has used the Site continuously since at least 1936. Artisans periodically have used the vacant buildings for studio space since the mid-1970’s. Transformers:RMA observed a pole-mounted transformer on the eastern Site boundary. The transformer appeared to be in good condition and no leaks were observed. Discarded Batteries:None observed Visible Drums, Pails or Containers:RMA observed a few drums of lubricant used in the machinery at the Site. Some drums were observed in a small metal storage building outside and east of Building 2. RMA did not observe any evidence of spills or leaks or other evidence of potential environmental concern from these containers. Chemical Storage:None observed Hazardous Materials:None observed Spills:None observed Dead or Distressed Vegetation:None observed Stained Soil:None observed Groundwater Monitoring Wells:A previous environmental investigation conducted in 2001 installed one-inch diameter PVC temporary groundwater monitoring wells. One well is still located at the Site. In the summer of 2004, two hurricanes doused the Site area with two 500-year floods. RMA found that the well had been filled with sediment, probably from the floods, and that the well could not be sampled. Discussion about the previous environmental investigation is included in the Historical Land Use section of this report. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 9 Rindt-McDuff Associates, Inc. Agricultural Property:Yes No X Agricultural in the Past 10 Years:Yes No X Aboveground Storage Tanks (AST):RMA observed an approximately 350-gallon AST in a courtyard area between Buildings 4 and 5. Due to heavy vegetation and debris, such as roofing materials and lumber, RMA was not able to adequately access the AST or observe whether any staining was present beneath the debris. The AST should be removed. At such time, the area beneath it should be observed for any staining or evidence of a release. Buildings 4 and 5 each have an elevator. The elevators are not working and were recently inspected by Asheville Elevator, according to Ms. Trantham. The elevators may have been part of the original construction. The hydraulic reservoirs for the elevators are located in the sub-floor area. RMA was not able to view the reservoirs, which are interpreted as potential environmental concerns. The hydraulic reservoirs should be drained and removed. At such time, the area beneath them should be observed for any staining or evidence of a release. Underground Storage Tanks:None reported or observed Recent Earth Moving:None observed Fill Areas:None observed Drainage Problems:None observed Ponds, Streams:None observed Potable Water:The Site is currently connected to the City of Asheville water system. Septic Tank or Sanitary Sewer:The Site is currently connected to the Metropolitan Sewage District system. Only restroom wastewater is discharged from the Site. Heat Source:The Site is connected to a natural gas supply. Soil Erosion:None observed that would indicate an environmental concern Odor:None detected that would indicate an environmental concern Debris:RMA observed large amounts of building material debris within Building 4. The debris appeared to have been stored in the building at the time of last year’s floods. RMA observed that the high water mark on the building’s walls from the flood was approximately five feet above the floor. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 10 Rindt-McDuff Associates, Inc. Electricity was not turned on in Buildings 4 and 5, so RMA used flashlights and sunlight through the windows for illumination. Amongst the visible debris, RMA observed one piece of potential concern: a section of air duct that had suspect asbestos- containing duct tape. The amount of tape was less than three linear feet. This material should be presumed to contain asbestos and be managed with the other positive ACMs, as previously discussed. Building 5 contained some debris, such as office documents from Asheville Mica’s operations over the previous decades and two rolling safes. No items were observed in the safes. Due to the recent floods, some of the plaster walls appeared molded and mildewed. Care should be taken when the walls are repaired to minimize potential exposure to mold. RMA did not conduct a mold survey as part of this Phase I ESA. The front or northern portion of the Site has recently been used to store fill dirt. Ms. Trantham stated that T. R. Enterprises would use the fill to elevate the foundations of any new buildings out of the flood plain. The fill material appeared to be composed of soil and inert construction debris, such as concrete. The fill material was brought onto the Site by the current owner, who at one time planned to redevelop the Site. Ms. Trantham did not know where the fill material came from. RMA did not observe any evidence of environmental concern associated with the fill material. Summary of Findings:Based on on-site observations and activities, RMA identified four potential environmental concerns. 1.Asheville Mica’s machinery should be removed prior to taking title to reduce disposal costs and potential liability associated with asbestos-containing materials. 2.The identified and suspect asbestos-containing materials should be properly managed to minimize human exposure. 3.The aboveground storage tank between Buildings 4 and 5 should be properly disposed and the area beneath the AST observed for any staining or evidence of a release. 4.The elevators’ hydraulic oil tanks should be properly disposed and the areas beneath them observed for any staining or evidence of a release. 5.The mold-stained materials should be properly handled during renovations to minimize exposure. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 11 Rindt-McDuff Associates, Inc. III. Geology/Hydrogeology Please refer to Appendix A, Figure 3,Site Topographic Map. Geology Reference:North Carolina Geologic Map (1985) Physical Setting:The Site is located within the Blue Ridge Belt geologic province of western North Carolina. The rocks within the Blue Ridge Belt consist of both sedimentary and metamorphic rocks. In the area of the Site, the lithology is predominantly biotite-granitic-gneiss and granite. The in-place physical and chemical weathering of the parent rock have formed the virgin soils in this geologic region. Weathering is facilitated by fractures, joints and by the presence of less resistant rock types. USGS 7.5 Minute Topographic Map:Asheville, North Carolina: dated 1961, photorevised 1991 Boring Logs and Well Data:None available Approximate Site Elevation:1,980 feet above mean sea level Direction of Surface Water Drainage:North-northwest Estimated Off-site Surface Water Impact:From the south-southeast Interpreted Extent of Upgradient Watershed:Approximately 500 feet to the south-southeast Interpreted Direction of Groundwater Flow:North-northwest Receiving Body of Water:Swannanoa River Distance from Site:Approximately 100 feet 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 12 Rindt-McDuff Associates, Inc. IV. Area Reconnaissance The following section describes RMA’s observations of the adjacent properties from the vantage point of the public right of way. Please refer to Appendix A, Figure 4,Site Area Aerial Photograph, 2003. North:Thompson Street and Swannanoa River East:Piedmont Paper offices and warehouses South:Railroad, comprises the Site’s southern boundary; Slosman Corporation, located at 100 Fairview Road, approximately 145 feet southeast of the Site; Goose Creek Industries, located at 6 Fairview Road, approximately 100 feet south of the Site; Asheville Oil Co., located at 4 Fairview Road, approximately 100 feet southwest of the Site; Fairview Road; The industrial properties on the south side of Fairview Road are located more than 1,000 feet from the Site. Based on the distance to the Site, they are interpreted not to be environmental concerns. West:M&N Communications, Decatur Street, and Biltmore Station offices, stores and restaurants Upgradient Properties:The area south-southeast of the Site, particularly the Slosman Corporation property and the Goose Creek Industries property, is interpreted as upgradient based on the U.S.G.S. topographic map and field observations. Along the Asheville Oil Company property’s southwestern boundary is Sweeten Creek, which flows northwest into the Swannanoa River. Surface flow on this property likely flows southwest towards Sweeten Creek Road. Therefore, the Asheville Oil Company property is interpreted as not upgradient from the Site. Area Observations:The Slosman Corporation manufactures non-woven textiles. RMA observed many pieces of industrial debris on the northern portion of the Goose Creek Industries property, which is closest to the Site. These properties are separated from the Site by the railroad’s 100-foot right of way. Based on the industrial nature of these properties, they are interpreted as potential environmental concerns. Summary of Findings:The Slosman Corporation property and the Goose Creek Industries property south of the Site are interpreted as potential environmental concerns to the Site. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 13 Rindt-McDuff Associates, Inc. V. ASTM Regulatory Inventory -(Please refer to Regulatory Information – Appendix C) Databases Researched: Federal: 1 Mile: National Priority List (NPL) Resource Conservation and Recovery Information System – Facilities under Corrective Action (CORRACTS) 1/2 Mile: Resource Conservation and Recovery Information System – Treatment, Storage, and Disposal Facilities (RCRA - TSD) Comprehensive Environmental Response, Compensation and Liability Information System (CERCLIS) No Further Remedial Action Planned (NFRAP) 1/8 Mile: Resource Conservation and Recovery Act - Hazardous Waste Generators (RCRA - Generator) Resource Conservation and Recovery Act - Hazardous Waste Violators (RCRA - Violator) Emergency Response Notification System (ERNS) State: 1 Mile: NC DENR State Hazardous Waste Sites (SHWS) 1/2 Mile: NC DENR Leaking Underground Storage Tank (LUST) NC DENR Solid Waste Landfill (SWLF) 1/4 Mile: NC DENR Registered Underground Storage Tank (UST) 1/8 Mile: NC DENR Incident Management Database (IMD) Summary of Findings: Fifty-five listings, representing 29 properties, including the Site, were identified on the database. The Site is on the IMD and has a release identification number of 86351. The incident was detected during a May 2001 groundwater investigation conducted at the Site for an owner, Ann Coxe, under the direction of her real estate agent, Mr. Robin Boylan. The investigation was conducted by the former Law Engineering, now known as MACTEC. The investigation identified trichloroethene, tetrachloroethene, 1,1,1-trichloroethane, cis-1,2-dichloroethene, and methyl-tert-butyl-ether in the groundwater. The conclusion of this report stated that “the source of the [solvents] detected in ground water appears to be located…south of the railroad tracks.” The properties south of the railroad tracks are the two industrial properties at 6 and 100 Fairview Road. The contamination identified at the Site from the May 2001 groundwater investigation is a concern and warrants further Phase II subsurface investigation. In November 1994, a 30-year old UST was removed from the Piedmont Paper property adjacent and east of the Site at 85 Thompson Street. Contamination was identified in the soil after the UST was removed. The contaminated soil was excavated and DENR closed the file stating that No Further Action was 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 14 Rindt-McDuff Associates, Inc. required. Based on the closure of the file by DENR, the former UST at the Piedmont Paper property is not interpreted as a potential concern. Soil contamination was identified in July 2004 during the removal of two USTs at Piedmont Paper’s property at 20 Stoner Road, which is location more than 500 feet east of the Site. This case is still open with DENR. Based on the distance and gradient to the Site, this release is not likely a potential concern. As shown on the environmental database, the property at 100 Fairview Road, which is currently used by the Slosman Corporation, is on the LUST regulated list. Soil contamination was detected in 1997 during the removal of a UST. Based on a risk-based assessment, the contamination levels were low enough that the State issued a notice of no further action required. As shown on the environmental database, the property at 6 Fairview Road, which is currently used by Goose Creek Industries, is on five regulated lists, including UST, LUST, ERNS, RCRA, and Spills. During the closure of five USTs in 1989 when Carolina Tractor & Equipment Company operated this property, soil contamination was identified and excavated. NC DENR issued a no further action letter in December 1989. Two listings under RCRA were shown. One of the listings detailed that a former user, Biltmore Cast Stone, generated or stored toluene, methyl ethyl ketone, carbon disulfide, isobutanol, pyridine, benzene, and 2-ethoxyethenol. As mentioned earlier in this report, the industrial histories of the properties at 6 and 100 Fairview Road are potential environmental concerns to the Site. These concerns appear valid, especially in connection with the groundwater contamination discovered in the 2001 subsurface investigation at the Site. There are several listings for properties on the south side of Fairview Road, including a Superfund cleanup. These properties are approximately 1,000 feet from the Site, interpreted as not upgradient, and therefore, are not interpreted as potential environmental concerns. The other listings on the environmental database are a sufficient distance from the Site that RMA interprets them as not environmental concerns. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 15 Rindt-McDuff Associates, Inc. VI. Historical Land Use Historical Sources Used: Previous Environmental Reports: These reports were obtained from MACTEC, Inc. of Asheville and are included in Appendix E. Title:Report of Preliminary Environmental Site Assessment and Limited Asbestos Survey Author:Law Engineering, Asheville, North Carolina Recipient:Metropolitan Sewerage District, Asheville, North Carolina Date:October 18, 1991 Findings: Several potential environmental concerns were identified in the 1991 environmental assessment report. An oil-stained area was observed on the ground between Buildings 3 and 4. Site personnel stated that oil changed out of an air filtration system on the roof was poured onto the roof and some ran off onto the ground below. An old transformer was noted on the east side of Building 4, near the former boiler building. MACTEC expressed concern for the potential presence of polychlorinated biphenyls (PCBs) associated with the former transformer. An old well was noted between Buildings 4 and 5. Reportedly, the well, when installed, was at least 100 feet deep, but was only 10 feet deep in 1991. Three Mountaineers (a local furniture manufacturer) reportedly occupied the Site in the 1950’s. A former Site employee stated that a large dip vat, which was located in the former boiler building, and drums of lacquer thinner were commonplace at the Site during that time. The report recommended soil sampling for hydrocarbons and PCBs near the oil- stained soil and former transformers. A groundwater investigation was recommended in regards to the former furniture production activities. A groundwater investigation was also recommended due to potential concerns from off-site properties, such as the UST at Piedmont Paper abutting the Site’s eastern boundary, the Carolina Tractor property at 6 Fairview Road, and the Asheville Oil Company property at 4 Fairview Road. Title:Environmental Site Assessment Author:Law Engineering, Asheville, North Carolina Recipient:Metropolitan Sewerage District, Asheville, North Carolina Date:January 20, 1992 Findings: Two shallow soil samples were collected in the area of the oil-stained soil between Buildings 3 and 4. The samples contained 1,700 milligrams per 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 16 Rindt-McDuff Associates, Inc. kilogram (mg/kg) of Total Petroleum Hydrocarbons (TPH) and 4,000 mg/kg TPH. NC DENR’s action level is 10 mg/kg. One sample was collected near the former transformer. No PCBs were detected. A groundwater sample was collected from the northeastern portion of the Site, north of the former boiler building, where furniture dip vats reportedly were used in the 1950’s. Groundwater was encountered at approximately six (6) feet below ground surface (bgs). The groundwater sample contained trichloroethene at eight (8) micrograms per liter (ug/L). NC DENR’s action level is 2.8 ug/L. These results were not reported to NC DENR in 1992. The report recommended further assessment to determine if the groundwater had been impacted by the petroleum contamination found in the soil and a more thorough delineation of the vertical and horizontal extent of the TCE contamination of the groundwater. The copy of the report obtained by RMA did not contain any figures or tables. Title:Report of Environmental Services Author:LawGibb Group, Asheville, North Carolina Recipient:Ms. Ann Coxe, c/o Robin Boylan, Beverly-Hanks Commercial Real Estate, Asheville, North Carolina Date:May 7, 2001 Findings: Seven borings were advanced using direct-push technology in order to collect groundwater samples at the Site. Groundwater was encountered between six (6) and nine (9) feet bgs. One-inch diameter PVC temporary monitoring wells were installed. The following table details the contaminants found and their respective NC DENR action levels. CONTAMINANT WELL 5 CONCEN- TRATION (ug/L) WELL 6 CONCEN- TRATION (ug/L) WELL 7 CONCEN- TRATION (ug/L) NC DENR ACTION LEVEL (ug/L) Trichloroethene 120 5.1 42 2.8 Tetrachloroethene 1.7 Not Detected Not Detected 0.7 Methyl-tert-butyl-ether (MTBE) 6.2 Not Detected Not Detected 200 1,1,1-Trichloroethane Not Detected Not Detected 0.5 200 cis-1,2-Dichloroethene 19 0.86 4.8 70 No contaminants were detected above laboratory limits for the first four-(4) temporary monitoring wells. Well 5 was located near the location where the groundwater sample was collected during the 1992 investigation. Wells 6 and 7 were located near the Site’s southern boundary. The reported concludes that, based on the interpreted direction of groundwater flow, the solvent contamination appeared to have migrated onto the Site from an 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 17 Rindt-McDuff Associates, Inc. adjacent property to the south. At that time, it appeared that the petroleum contaminated soils between Buildings 3 and 4 had not impacted the groundwater. Sanborn Fire Insurance Maps: Please refer to Appendix F. Source:Environmental Data Resources Dates:1972, 1963, 1961, 1957, 1950, 1925, and 1917 Findings: Site:In all of the reviewed Sanborn maps, the Site is labeled as the Asheville Mica Company and a railroad spur is shown between Buildings 2 and 3. 1972, 1963, and 1961:Five buildings are shown on the Site in the same configuration as the current buildings. On the southeastern corner of the Site, a fuel oil tank is denoted; its size is not given. RMA assumes that this AST was removed at the same time the cottages were razed; the ASTs use is a potential concern. The boiler building is shown with a storage area for coal just to its south. The structures in the place of Buildings 1 and 2 are denoted as storage for Asheville Mica Co. Building 3 is labeled as the “Grinder Building” and Buildings 4 and 5 are shown as vacant. Three cottages are shown on the northeastern portion of the Site. 1957 and 1950:The Site appears the same as the 1972 map except that a seven- car garage is shown between the cottages and the boiler building. 1925:Building 3 is labeled as a “Mill Bldg”. No garage is present, but three small outbuildings are located around the cottages. 1917:No structure is located at the place of Building 1. Building 2 is not labeled, Building 3 is labeled as the “Kill Bldg”, and Buildings 4 and 5 are labeled as warehouses. The fuel oil tank shown in the 1972, 1963, 1961, and 1957 Sanborn maps is a potential source of environmental concern. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 18 Rindt-McDuff Associates, Inc. Surrounding Properties: Adjacent, but Not Upgradient Properties Map Year West or 71 Thompson Street East or 85 Thompson Street Southwest or 4 Fairview Road 1972 1963 1961 1957 Bernard Walker Tobacco Warehouse Vacant Gulf Oil Corp. 1950 Bernard Walker Tobacco Warehouse Residences, Jannett Oak Flooring Co., and Biltmore Appalachian Hardwoods Gulf Oil Corp. 1925 Citizens Lumber Co.Biltmore Lumber & Manufacturing Co. Gulf Refining Co., and J. Elwood Cox lumber shed 1917 Citizens Lumber Co., lumber stored only No Coverage Biltmore Milling Co. Based on topography, the adjacent property east of the Site does not appear to be upgradient. However, if the direction of groundwater flow is to the north-northwest as anticipated, groundwater contamination from the southwestern corner of the adjacent property east of the Site, could migrate onto the northeastern portion of the Site. Based on this hypothesis, RMA interprets the former flooring, lumber, and manufacturing companies east of the Site as potential environmental concerns. Upgradient Properties Map Year Southeast or 100 Fairview Road South or 6 Fairview Road 1972 1963 1961 Dayco Foam Products, distribution warehouses Carolina Tractor & Equipment Co., tractor and heavy construction equipment sales and service; on the northwestern corner is a small building labeled as tractor repair, and a small building on the northeastern corner is labeled as parts warehouse 1957 Dayton Rubber Co., distribution warehouses Carolina Tractor & Equipment Co., same as above, but that a larger parts warehouse is located on the northern portion of the property 1950 No Coverage Draper Corp, manufacturer of shuttle blocks used in textile industry 1925 No Coverage Curry Concrete Co. 1917 No Coverage No Coverage RMA interprets the tractor repair building at the Carolina Tractor & Equipment Co. as a potential environmental concern based on the haphazard methods of use and disposal of petroleum products and solvents often used in automotive repair facilities before the 1970’s. The manufacturing process carried out by the Draper Corp is also interpreted as a potential environmental concern to the Site. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 19 Rindt-McDuff Associates, Inc. The uses of the adjacent property at 6 Fairview Road by a rubber and foam products company are interpreted as potential environmental concerns to the Site. Site Drawing: Please refer to Appendix A, Figure 10. Title:Site Observations Author:Law Engineering, Asheville, North Carolina Date:September 26, 1991; used in Phase I ESA Source:Associated Mutual Fire Insurance Plan, Asheville Mica et al. Dated 9/10/46 Findings:Two sets of annotations are shown on the map, the original text from 1946, and Law Engineering’s notes from 1991. Site:1991 Notes: The fuel oil tank shown on the southeastern portion of the Site in the 1972, 1963, 1961, and 1957 Sanborn maps is located on this map and described as a 20,000-gallon AST. A 500-gallon heating oil AST is located near the cottages and was probably used to heat the cottages. Soil stains are shown between Building 3 and Building 4. A transformer is shown between Building 1 and Building 4. A well is shown between Buildings 4 and 5. The elevator shafts in Buildings 4 and 5 are also depicted. An UST is noted on the Piedmont Paper property, very close to the Site’s eastern boundary. Drum storage is shown to be in a metal storage shed on the southwestern portion of the Site. The map depicted no other properties’ buildings. 1946 Notes: Each of the three dwellings contained six rooms. Next to the metal storage building where drums are kept, is the notation for an oil house. RMA speculates that in this area maintenance oils were stored. Aerial Photographs: Please refer to Appendix A, Figure 5 through 9. Source:Buncombe County Natural Resources Conservation Service Dates:1988, 1982, 1975, 1963 and 1951 Findings: Site:In the 1988 aerial photograph, the three cottages on the northeastern portion of the Site are visible. A different, longer building was located in the place of Building 1. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 20 Rindt-McDuff Associates, Inc. A different, longer building was located in place of Building 2 in the 1982 aerial photograph. A house is also visible on the northwestern portion of the Site in the 1982 and 1975 aerial photographs. In the 1963 and 1951 aerial photographs, a large building or parking lot is visible in place of the house on the northwestern portion. Surrounding Properties: Adjacent, but Not Upgradient Properties Photo Year 71 or 81 Thompson Street 85 Thompson Street 4 Fairview Road 1988 Same as current Same as current Same as current 1982 Cleared and vacant Same as current Same as current 1975 A much larger building covers the entire property Same as current Same as current 1963 A much larger building covers the entire property Vacant and vegetated Same as current 1951 A much larger building covers the entire property Residences and partially wooded area used for storage by lumber yard farther east Same as current Upgradient Properties Photo Year 100 Fairview Road 6 Fairview Road 1988 Same as current Same as current 1982 Same as current Same as current 1975 Same as current Same as current 1963 Similar, but slightly smaller building Only northern portion of building present 1951 Only western portion of building visible, two small buildings are visible on eastern portion Several small buildings across the property, including one very near to the railroad tracks and approximately 100 feet from the Site No concerns can be identified from the reviewed aerial photographs. Local Street Directories: Source:Buncombe County Main Library Dates:1999 to 1929 in 10-year intervals Findings: Site:The Site was listed as the Asheville Mica Company in all of the reviewed city directories that had coverage for the Site. The 1989 city directory also listed at the Site Pottery Studios, Lamb Sign Company, and Fine Wood Frames. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 21 Rindt-McDuff Associates, Inc. Surrounding Properties: Adjacent, but Not Upgradient Properties Year 71 or 81 Thompson Street 85 Thompson Street 4 Fairview Road 1999 Metropolitan Sewage District Piedmont Paper Asheville Oil Company 1989 Metropolitan Sewage District Piedmont Paper Asheville Oil Company 1979 Bernard Tobacco Warehouses Piedmont Paper Asheville Oil Company (office & plant) 1969 Bernard Tobacco Warehouses and Harrington Mill Supply Residences Asheville Oil Company 1959 Bernard Tobacco Warehouses and Harrington Mill Supply Residences Gulf Oil Products 1949 Bernard Tobacco Warehouses and Harrington Mill Supply Residences Gulf Oil Products 1939 Bernard Tobacco Warehouses and Stouffer Planing Mill Residences Gulf Oil Products 1929 No Coverage No Coverage No Coverage Upgradient Properties Year 100 Fairview Road 6 Fairview Road 1999 Slosman Corp.Goose Creek Industries (stone cutting products) 1989 Slosman Corp.Carolina Tractor 1979 Atex USA (textile manufacturers) Carolina Tractor 1969 Dayco Foam Products Manufacturers Carolina Tractor 1959 Dayton Rubber Company Carolina Tractor 1949 Ness Brothers Inc. (textile manufacturers) No Listing 1939 No Listing No Listing 1929 No Coverage No Coverage 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 22 Rindt-McDuff Associates, Inc. Deed and Plat Records: Source:Buncombe County Courthouse DATE GRANTOR GRANTEE BOOK / PAGE June 16, 2003 Loula R. Brown, Daphne Brown Robertson, Harriett B. DeLong, Patricia B. Hallett, et al WE 3, LLC 3258 / 718 April 23, 1965 J. Fuller Brown and wife, Ellen Senkler Brown Daphne Brown Robertson, Harriett B. DeLong, Ellen Senkler Brown, II, and Patricia Brown Hallett 921 / 457 November 16, 1953 Estate of S. Herbert Brown (deceased) J. Fuller Brown 739 / 94 October 31, 1916 Sue B. Reed, Clyde S. Reed, and C.M. McCall W. Vance Brown and S. Herbert Brown, trading as the Asheville Mica Company 211 / 214* * references that the Site is “near Biltmore Industries buildings… adjoining the U.S. Furniture Manufacturing Company.” Findings:The 1916 deed indicates that the Site was formerly located next to a furniture manufacturing company. Furniture manufacturers, like Three Mountaineers, frequently use solvents and varnishes. Today’s methods for use, handling, and disposal of these types of chemicals have tremendously improved since 1916 with regards to environmental sensitivity. RMA interprets the furniture company formerly located adjacent to the Site as a potential environmental concern. Interviews:RMA interviewed Mr. Clay Brown, foreman with Asheville Mica at the Site since 1967. Mr. Brown confirmed the interview information contained within the earlier environmental reports prepared for the Site. Mr. Brown’s comments also agreed with RMA’s historical research regarding the Site and adjacent properties. Summary of Findings:Based on the reviewed historical information, RMA identifies the following as potential environmental concerns: The soil and groundwater contamination at the Site documented in the previous environmental assessments; The former 20,000-gallon and 500-gallon heating oil ASTs, well, and “oil house” at the Site; Former use of the Site by a furniture manufacturer; The former industrial uses at 6 and 100 Fairview Road; The former use of the adjacent property east of the Site by the U.S. Furniture Manufacturing Company from at least 1916 to 1950. 75 Thompson Street Asheville, North Carolina July 18, 2005 Expanded Phase I ESA 23 Rindt-McDuff Associates, Inc. VII. Conclusion and Recommendation Phase II Environmental Assessment:Yes X No Concerns and Recommendations: From site and area reconnaissance and review of government records and historical documents, RMA interprets the following items as potential environmental concerns and suggests these recommendations for managing these concerns. 1.Due to the size and weight of the machinery used by Asheville Mica, and the potential for asbestos-containing materials on the associated piping, RMA recommends that T. R. Enterprises require Asheville Mica to remove these materials as a condition of the sale of the Site. 2.The identified and suspect asbestos-containing materials should be properly managed to minimize human exposure. 3.The approximately 350-gallon aboveground storage tank between Buildings 4 and 5 should be properly disposed and the area beneath the AST observed for any staining or evidence of a release. 4.The two out-of-service elevators’ hydraulic oil tanks should be properly disposed and the areas beneath them observed for any staining or evidence of a release. 5.The potential mold-stained materials should be properly handled during renovations to minimize exposure. 6.The soil and groundwater contamination, which may have originated on-site or off-site, identified during the previous environmental assessment should be further delineated through a Phase II subsurface investigation 7.The historic use of the Site by a furniture manufacturer and former presence of heating oil ASTs and an “oil house” should be further assessed through a Phase II subsurface investigation. 8.The former and current uses of the adjacent properties, including by a furniture manufacturer, textile manufacturer, manufacturer of parts for the textile industry, and a tractor service facility, should be further assessed through a Phase II subsurface investigation. C:\RINDT-MCDUFF ASSOCIATES\Projects\Current Projects\2005-239(Asheville Mica)\2005-239_Rpt.doc APPENDIX A Figures Project#:R2005-239Date:06/02/05Scale:NotToScaleCapitalBank-75ThompsonStreet,Asheville,NCFigure1.SiteLocationMapRindt-McDuffAssociates,Inc.P.O.Box210-Blaine,TN37709PhoneNo.(865)329-3366Fax.No.(865)544-5858RMANORTH SITE Project#:R2005-239Date:06/02/05Scale:AsShownCapitalBank-75ThompsonStreet,Asheville,NCFigure2.SiteAerialPhotograph,2003Rindt-McDuffAssociates,Inc.P.O.Box210-Blaine,TN37709PhoneNo.(865)329-3366Fax.No.(865)544-5858RMASITE SITE BLDG1B L D G 2 B L D G 3 B L D G 4 B L D G 5 Project#:R2005-239Date:06/02/05Scale:NotToScaleCapitalBank-75ThompsonStreet,Asheville,NCFigure3.SiteTopographicMapRindt-McDuffAssociates,Inc.P.O.Box210-Blaine,TN37709PhoneNo.(865)329-3366Fax.No.(865)544-5858RMA Project#:R2005-239Date:06/02/05Scale:AsShownCapitalBank-75ThompsonStreet,Asheville,NCFigure4.SiteAreaAerialPhotograph,2003Rindt-McDuffAssociates,Inc.P.O.Box210-Blaine,TN37709PhoneNo.(865)329-3366Fax.No.(865)544-5858RMASITE ASHEVI LLEOIL4FAIRVI EWRDCOMMUNI- CATIONS B I L T M O R E S T A T I O N SLOSMAN CORP. 100 FAIRVIEW RDGOOSE CRK INDUSTRIES 6 FAIRVIEW RD PIEDMONT PAPER SWEETEN CREEK R A IL R O A D Project#:R2005-239Date:06/02/05Scale: 1” = ~ 330’CapitalBank-75ThompsonStreet,Asheville,NCFigure5.SiteAreaAerialPhotograph,1988Rindt-McDuffAssociates,Inc.P.O.Box210-Blaine,TN37709PhoneNo.(865)329-3366Fax.No.(865)544-5858RMANORTH SITE Project#:R2005-239Date:06/02/05Scale: 1” = ~ 330’CapitalBank-75ThompsonStreet,Asheville,NCFigure6.SiteAreaAerialPhotograph,1982Rindt-McDuffAssociates,Inc.P.O.Box210-Blaine,TN37709PhoneNo.(865)329-3366Fax.No.(865)544-5858RMASITE Project#:R2005-239Date:06/02/05Scale: 1” = ~ 667’CapitalBank-75ThompsonStreet,Asheville,NCFigure7.SiteAreaAerialPhotograph,1975Rindt-McDuffAssociates,Inc.P.O.Box210-Blaine,TN37709PhoneNo.(865)329-3366Fax.No.(865)544-5858RMANORTH SITE Project #: R2005-239 Date: 06/02/05 Scale: 1” = ~ 330’ Capital Bank - 75 Thompson Street,Asheville, NC Figure 8. SiteAreaAerial Photograph, 1963 Rindt-McDuffAssociates,Inc.P.O.Box210 - Blaine,TN37709 PhoneNo.(865)329-3366 Fax.No.(865)544-5858 RMASITE Project#:R2005-239Date:06/02/05Scale: 1” = ~ 440’CapitalBank-75ThompsonStreet,Asheville,NCFigure9.SiteAreaAerialPhotograph,1951Rindt-McDuffAssociates,Inc.P.O.Box210-Blaine,TN37709PhoneNo.(865)329-3366Fax.No.(865)544-5858RMANORTH SITE APPENDIX B Photographs PHOTOGRAPH 1 Looking east from the Site’s western boundary, from south to north, view of Buildings 3, 4, and 5. PHOTOGRAPH 2 Looking east on the Site, view of Building 5, which will be renovated with parking on the bottom floor and 10 apartments on the top floor. PHOTOGRAPH 3 View of the furnace at Asheville Mica in Building 3 and some pipe wrap insulation. PHOTOGRAPH 4 View of the former boiler building at the Site. PHOTOGRAPH 5 View of the former boiler and friable asbestos-containing pipe wrap insulation. PHOTOGRAPH 6 View of the northern portion of the Site and Thompson Street. PHOTOGRAPH 7 Looking east from the Site, view of the Piedmont Paper property at 85 Thompson Street. PHOTOGRAPH 8 View of the area beneath the aboveground storage tank at the Site.