HomeMy WebLinkAbout24003 North Davidson II Final Grade Sampling Work Plan 20220310i
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Final Grade Soil Sampling Work Plan
North Davidson II
2315 N. Davidson Street and 421 E. 26th Street
Charlotte, North Carolina
Brownfields Project No. 24003-20-060
H&H Job No. PAM-003
Table of Contents
Section Page No.
1.0 Introduction ............................................................................................................................ 1
2.0 Final Grade Soil Sampling Scope of Work .......................................................................... 3
2.1 Soil Sampling ....................................................................................................................... 3
2.2 Quality Assurance/Quality Control ...................................................................................... 4
2.3 Boring Abandonment and Investigation Derived Waste ...................................................... 5
3.0 Reporting ................................................................................................................................ 6
List of Attachments
Table 1 Proposed Final Grade Soil Sample Summary
Figure 1 Site Location Map
Figure 2 Proposed Final Grade Soil Sample Location Map
Appendix A Landscape Plan
Appendix B Paving Plan
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Final Grade Soil Sampling Work Plan
North Davidson II
2315 N. Davidson Street and 421 E. 26th Street
Charlotte, North Carolina
Brownfields Project No. 24003-20-060
H&H Job No. PAM-003
1.0 Introduction
On behalf of Mill District Partners, LLC, Hart & Hickman, PC (H&H) has prepared this work plan
to conduct final grade soil sampling activities at the North Davidson II Brownfields property
(Brownfields Project No. 24003-20-060) located at 2315 N. Davidson Street and 421 E. 26th Street
in Charlotte, Mecklenburg County, North Carolina (Site). A Site location map is provided as
Figure 1.
The Site consists of two parcels of land (Parcel Identification Numbers 08305204 and 08305206)
that total approximately 3.8 acres. The southeastern parcel (2315 N. Davidson Street) is developed
with an approximate 28,675-square foot (sq ft) vacant commercial building, and the northwestern
parcel (421 E. 26th Street) is developed with an approximate 12,960-sq ft vacant commercial
building. An inactive rail corridor that is owned by the City of Charlotte separates the two Site
parcels. Redevelopment at the Site includes adaptive re-use of the Site buildings for mixed-
commercial purposes including retail, office, and restaurants, with landscaped areas and an outdoor
patio on the eastern portion of the northwestern Site parcel. The building locations are shown on
Figure 2. A Landscape Plan is provided as Appendix A, and a Paving Plan is included as
Appendix B.
An Environmental Management Plan (EMP) for the Site was approved by the North Carolina
Department of Environmental Quality (DEQ) Brownfields Program on October 27, 2020. The
EMP includes a requirement for collection of final grade soil samples in areas that are not covered
with a minimum of 2 ft of clean fill soil or topsoil from a landscaping company, building
foundations, sidewalks, asphalt or concrete parking areas, driveways, or other impervious surfaces
following completion of redevelopment activities.
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This work plan has been prepared to detail proposed final grade soil sampling activities in
accordance with the DEQ-approved EMP. A brief summary of Site background information is
presented in Section 2.0, and the proposed final grade soil sampling scope of work is provided in
Section 3.0.
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2.0 Final Grade Soil Sampling Scope of Work
Final grade soil sampling activities will be conducted at the Site to evaluate the potential for
impacts in shallow soil that may pose unacceptable exposure risks to future Site occupants. The
soil sampling activities will be performed in general accordance with the DEQ Inactive Hazardous
Sites Branch (IHSB) Guidelines for Assessment and Cleanup dated July 2021 and the most recent
versions of the U.S. Environmental Protection Agency (EPA) Region IV Lab Services and Applied
Sciences Division (LSASD) Field Branches Quality System and Technical Procedures guidance.
2.1 Soil Sampling
Based on review of the Site Paving Plan, areas of grass, artificial turf, crushed stone, and
landscaping will be present at the Site following completion of redevelopment activities. These
areas have been divided into five final grade soil evaluation areas (FG-1 through FG-5). H&H
proposes to advance three to five shallow soil borings in each of these areas for collection of final
grade soil samples (Figure 2). The soil borings will be advanced to a depth of approximately 2 ft
below ground surface (bgs) using a decontaminated stainless-steel hand auger. Continuous soil
samples will be collected from the center of the hand auger bucket at each boring location. The
soil samples will be field screened for the presence of unusual odor, staining, and organic vapors
using a photoionization detector (PID).
Based on field screening results, one grab soil sample from each of the five evaluation areas will
be submitted for laboratory analysis of volatile organic compounds (VOCs) by EPA Method 8260.
The VOC samples will be collected from the soil boring within each evaluation area that exhibits
the highest likelihood for potential impact. If field screening results do not identify obvious
presence of impacts in an aliquot soil sample, the final grade evaluation area grab soil samples will
be collected from the 1 to 2 ft bgs sample interval from a randomly selected aliquot soil boring in
each evaluation area. In addition, soil samples collected from the borings advanced in each of the
five designated areas will be homogenized to form one composite soil sample representative of
shallow soil in that area, for a total of five composite final grade soil samples. The composite soil
samples will be submitted for laboratory analysis of SVOCs by EPA Method 8270, Resource
Conservation and Recovery Act (RCRA) metals by EPA Methods 6020/7471, and hexavalent
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chromium by EPA Method 7199. A final grade soil sample summary is provided as Table 1. The
five final grade soil evaluation areas and proposed soil boring locations are shown on Figure 2.
The soil samples selected for laboratory analysis will be placed in dedicated laboratory-supplied
sample containers, labeled with the sample identification, date, time, requested analysis, and
placed in a laboratory-supplied cooler with ice. The samples will be submitted to a North Carolina-
certified laboratory under standard chain-of-custody protocols.
2.2 Quality Assurance/Quality Control
Non-dedicated equipment and tools will be decontaminated prior to use at each boring location.
To evaluate the reproducibility of the sample results, H&H will collect one duplicate soil sample
that will be submitted to the laboratory for the same analyses as the parent soil sample.
Laboratory quality assurance/quality control (QA/QC) procedures will be employed to ensure
appropriate sample handling and analysis and to aid in the review and validation of the analytical
data. QA/QC procedures will be conducted in accordance with the method protocols and will
include regular equipment maintenance, equipment calibrations, and adherence to specific sample
custody and data management procedures. Samples will be analyzed in conjunction with
appropriate blanks, laboratory duplicates, continuing calibration standards, surrogate standards,
and matrix spiking standards in accordance with approved methodologies to monitor both
instrument and analyst performance. H&H will request that the laboratory include estimated
concentrations for compounds that are detected at levels above the laboratory method detection
limit, but below the laboratory reporting limit (J flags).
The laboratory analytical data report and QA package for the final grade soil samples submitted to
and analyzed by the subcontracted laboratory will be provided in an appendix to the final report.
Laboratory QA data consistent with Level II documentation will be requested for this project. A
copy of the completed chain-of-custody record and shipping receipt will be appended to the
corresponding laboratory analytical report included with the final report.
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2.3 Boring Abandonment and Investigation Derived Waste
Following sampling activities, the soil borings will be properly abandoned and the surface will be
repaired similar to pre-sampling conditions.
Investigation derived waste (IDW) generated during the sampling activities will be thin spread on-
Site. However, if there is evidence of significant impact (such as free product), the IDW will be
containerized in 55-gallon drums and staged on-Site pending analytical results of a composite IDW
sample. Based on laboratory analytical results of IDW samples, the drums will be transported off-
Site to a suitable facility for disposal.
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3.0 Reporting
Following completion of the final grade soil sampling activities and receipt of the analytical data,
H&H will prepare a report describing the sampling methods and analytical results. The report will
include a description of the sampling activities, figures depicting the sample locations, a tabular
summary of the analytical data, a discussion of the data in comparison to regulatory screening
levels, risk calculations, laboratory analytical reports including chain-of-custody records, and
conclusions based upon our assessment activities.
Table 1 Proposed Final Grade Soil Sample Summary North Davidson II Charlotte, North Carolina Brownfields Project No. 24003-20-060 H&H Job No. PAM-003 https://harthick.sharepoint.com/sites/MasterFiles-1/Shared Documents/AAA-Master Projects/PAMAKA - PAM/PAM-003 N. Davidson & E. 26th/Final Grade Sampling/Work Plan/Table/Table 1 - Sample Summary.docx Sample Objective Sample ID Number of Aliquot Soil Borings Sample Depth (ft bgs) VOCs (EPA Method 8260) SVOCs (EPA Method 8270) RCRA Metals (EPA Method 6020/7471) Hexavalent Chromium (EPA Method 7199) Shallow Soil Exposure Risk Evaluation FG-150-2XXXXFG-250-2XXXXFG-350-2XXXXFG-440-2XXXXFG-530-2XXXXQA/QC FG-Dup50-2XXXXNotes: 1) VOC samples will be collected as grab samples from within the specified depth interval. SVOCs and metals samples will be field composited from the specified depth interval. VOCs = Volatile Organic Compounds; SVOCs = Semi-VOCs; RCRA = Resource Conservation and Recovery Act ft bgs = feet below the ground surface; QA/QC = Quality Assurance/Quality Control
0 2000 4000
APPROXIMATE
SCALE IN FEET
N
U.S.G.S. QUADRANGLE MAP
QUADRANGLE
7.5 MINUTE SERIES (TOPOGRAPHIC)
CHARLOTTE EAST, NORTH CAROLINA 1991
TITLE
PROJECT
SITE LOCATION MAP
1257+'$9,'621,,%52:1),(/'63523(57<
2315 N. DAVIDSON STREET & 421 E. 26TH STREET
CHARLOTTE, NORTH CAROLINA
DATE:
JOB NO:
REVISION NO:
FIGURE:
0
1PAM-003
SITE
FG-4A
FG-4B
FG-4C
FG-4D
FG-2E
FG-2D
FG-2C
FG-2B
FG-2A
FG-3A
FG-3B
FG-3C
FG-3D
FG-3E
FG-1A
FG-1B
FG-1C
FG-1D
FG-1E
REVISION NO. 0
JOB NO. PAM-003
DATE: 3-9-22
FIGURE NO. 2
NORTH DAVIDSON II BROWNFIELDS PROPERTY
2315 N. DAVIDSON STREET & 421 E. 26TH STREET
CHARLOTTE, NORTH CAROLINA
PROPOSED FINAL GRADE SOIL
SAMPLE LOCATION MAP
LEGEND
SITE PROPERTY BOUNDARY
LITTLE SUGAR CREEK
DRAINAGE FEATURE
COMPOSITE SOIL SAMPLE AREA
FG-1 SOIL ALIQUOT SAMPLE LOCATION
FG-2 SOIL ALIQUOT SAMPLE LOCATION
FG-3 SOIL ALIQUOT SAMPLE LOCATION
FG-4 SOIL ALIQUOT SAMPLE LOCATION
FG-5 SOIL ALIQUOT SAMPLE LOCATION
2923 South Tryon Street-Suite 100
Charlotte, North Carolina 28203
704-586-0007(p) 704-586-0373(f)
License # C-1269 / #C-245 GeologyLYNX
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NOTES:
1.AERIAL IMAGERY OBTAINED FROM MECKLENBURG
COUNTY GIS (2021).
2.COMPOSITE SOIL SAMPLE AREAS INCLUDE GRASS,
ARTIFICIAL TURF, CRUSHED STONE, AND LANDSCAPED
AREAS.
FG-5A
FG-5B
FG-5C
S:\AAA-Master Projects\PAMAKA - PAM\PAM-003 N. Davidson & E. 26th\Final Grade Sampling\Work Plan\Figures\Site Map 20220309.dwg, FIG 2, 3/10/2022 2:53:09 PM, sperry
Appendix A
Landscape Plan
E. 26TH ST (UNIMPROVED)
45' PUBLIC RIGHT OF WAY
(MB 6/447)N. DAVIDSON ST50' PUBLIC RIGHT OF WAYCDOT MAINTAINED(DB 12195/542)30MPHE. 26TH ST
45' PUBLIC RIGHT OF WAY
CDOT MAINTAINED
(MB 6/447)
35 MPH
E. 27TH ST
(UNIMPROVED)
45' PUBLIC RIGHT OF WAY
(MB 6/447)
MSA
2 LSS
5 CK
6
CK
9 AEA
9
MSA
2 HML
5
LTE
3
UPU
1
UPU
1
HPM
10
CDT
1,673 sf
COE
11
RDR
3
ICH
6
MSA
1
PAB
10
LSS
5
PAH
3
UPU
1
ABA
3
PAB
2 RDR
3
PAB
2
COE
10
CDT
515 sf
CDG
1,421 sfCDG
319 sf
CDG
2,278 sf
ICH
31
LMB
124
ICH
10
LMB
80
ICH
10
LMB
88
ICH
10
LMB
80
ICH
10
LMB
122
ABA
2
CDG
2,828 sf
LMB
74
CDT
424 sf
RDR
5
HPM
8
PAB
7
HPM
11
LSS
7
PAH
7
HPM
14
LSS
21
RDR
6
RDR
6
RDR
6
PAH
4
PAH
6
PAH
5
PAH
4
PAH
6
TREES CODE BOTANICAL / COMMON NAME
ABA ACER BUERGERIANUM `ABMTF` TM
AERYN TRIDENT MAPLE
LTE LIRIODENDRON TULIPIFERA `JFS-OZ` TM
EMERALD CITY TULIP POPLAR
MSA MAGNOLIA X SOULANGIANA `ALEXANDRINA`
SAUCER MAGNOLIA
UPU ULMUS PARVIFOLIA `UPMTF` TM
BOSQUE LACEBARK ELM
SHRUBS CODE BOTANICAL / COMMON NAME
AEA AZALEA ENCORE `AUTUMN CHIFFON` TM
ENCORE AZALEA
CK CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`
FEATHER REED GRASS
HML HYDRANGEA MACROPHYLLA `LET`S DANCE RHYTHMIC BLUE`
LARGELEAF HYDRANGEA
ICH ILEX CRENATA `HOOGENDORN`
HOOGENDORN JAPANESE HOLLY
LSS LIGUSTRUM SINENSE `SUNSHINE`
SUNSHINE LIGUSTRUM
PAH PENNISETUM ALOPECUROIDES `HAMELN`
HAMELN DWARF FOUNTAIN GRASS
PAB PENNISETUM ALOPECUROIDES `LITTLE BUNNY`
LITTLE BUNNY FOUNTAIN GRASS
RDR ROSA X `MEIGALPIO`
RED DRIFT ROSE
PLANT LEGEND
GROUND COVERS CODE BOTANICAL / COMMON NAME
COE CAREX OSHIMENSIS `EVERILLO`
EVERILLO JAPANESE SEDGE
CDT CYNODON DACTYLON TIFTUF
TIFTUF BERMUDA GRASS
CDG CYNODON DACTYLON TRIANGLE GRASS SEED BLEND
BERMUDA TRIANGLE GRASS SEED BLEND
HPM HEMEROCALLIS X `PARDON ME`
PARDON ME DAYLILY
LMB LIRIOPE MUSCARI `BIG BLUE`
BIG BLUE LILYTURF
LANDSCAPE BED
Supplementary Landscape PlanNO.REVISIONS:BY:DATE:Date:
Designed by:
Drawn By:
Project No:
Sheet No:
1213 w morehead st ste 450
charlotte, nc 28208
P 704.334.3303
urbandesignpartners.com
nc firm no: P-0418 sc coa no: C-03044
Lintmen's421 E 26th Street & 2315 N Davidson Street, Charlotte, NC 28205Mill District Partners, LLCPaul KardousPO Box 12332Charlotte, NC 28220-2332UDP
UDP
05.06.2020
19-117
AM-1.0
NOTES:
XXX
XX
0905.05.21UDPCLIENT REVISIONS/RFI RESPONSE1006.28.21UDPOAC ONSITE REVISIONS
Appendix B
Paving Plan
E. 26TH ST (UNIMPROVED)45' PUBLIC RIGHT OF WAY(MB 6/447)N. DAVIDSON ST
50' PUBLIC RIGHT OF WAY
CDOT MAINTAINED
(DB 12195/542)
30MPHE. 26TH ST45' PUBLIC RIGHT OF WAYCDOT MAINTAINED(MB 6/447)35 MPHE. 27TH ST(UNIMPROVED)45' PUBLIC RIGHT OF WAY(MB 6/447)NO.REVISIONS:BY:DATE:Date:Designed by:Drawn By:Project No:Sheet No:1213 w morehead st ste 450charlotte, nc 28208P 704.334.3303 urbandesignpartners.comnc firm no: P-0418sc coa no: C-03044Lintmen's
421 E 26th Street & 2315 N Davidson Street, Charlotte, NC 28205
Mill District Partners, LLC
Paul Kardous
PO Box 12332
Charlotte, NC 28220-2332UDPUDP05.06.202019-117Paving PlanC-3.1 PAVEMENT & SURFACES KEY:FIRE DEPARTMENT ACCESS ROAD SHALL BE CAPABLE OF SUPPORTING 80,000 LBS01 10.08.20 UDP LAND DEVELOPMENT REVISIONS
02 11.20.20 UDP LAND DEVELOPMENT REVISIONS
07 04.07.21 UDP MECK COUNTY REVISIONS & RFI 6
09 05.05.21 UDP CLIENT REVISIONS/RFI RESPONSE
15 01.20.22 UDP AMENITY REVISIONS