14006_Classic Coffee_Vapor Intrusion Work Plan Final 20240131

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Vapor Intrusion Assessment Work Plan
Classic Coffee
1016 and 1024 Montana Drive
Charlotte, North Carolina
Brownfields Project No. 14006-10-060
CDG Job No. R060823002

Table of Contents
1.0 Introduction .............................................................................................................................1
1.1 Background Information........................................................................................................2
1.2 Previous Assessment Activities .............................................................................................3
2.0 Brownfields Assessment Activities ........................................................................................5
2.1 Indoor Air Sampling Activities .............................................................................................5
2.2 Sub-Slab Vapor Sampling Activities .....................................................................................6
2.3 Quality Assurance – Quality Control ....................................................................................8
3.0 Reporting ...............................................................................................................................11

List of Attachments
Attachment 1 Work Plan Approval Signature Page
List of Tables
Table 1 Proposed Sample Summary Table
List of Figures
Figure 1 Site Location Map
Figure 2 Site and Proposed Sample Location Map
List of Appendices
Appendix A LAW Historical Site Plan
Appendix B MACTEC Historical Aerial Photograph
Appendix C AMEC Historical Site Map

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Vapor Intrusion Assessment Work Plan
Classic Coffee
1016 and 2024 Montana Drive
Charlotte, North Carolina
Brownfields Project No. 14006-10-060
CDG Job No. R060823002

1.0 Introduction

On behalf of Mr. Victor Kung with Royal Pacific Corporation (Prospective Developer or PD),
CDG Engineering, Inc. (CDG) has prepared this Brownfields Assessment Work Plan (Work Plan)
for the Classic Coffee Brownfields property (Brownfields Project No. [BPN] 14006-10-060)
located at 1016 Montana Drive in Charlotte, Mecklenburg County, North Carolina (subject Site or
Site). The Site consists of parcels of land, Mecklenburg County Parcel No. 06915541 (1016
Montana Drive) that is approximately 1.94 acres and 06915540 (1024 Montana Dr) that is
approximately 2.5 acres. A vapor intrusion assessment will be performed in the 15,288 square foot,
one story, slab on grade warehouse that was constructed in 1965.

This vapor intrusion assessment workplan is in response to a recent Land Use Restriction (LUR)
violation that was noted during a Site inspection on November 28, 2023. The violation noted that
an interior slab disturbance/soil movement had occurred without prior North Carolina Department
of Environmental Quality (NCDEQ) knowledge. CDG initially visited the site on December 7,
2023 to make observations of reported activities. During this Site visit it was observed that the
trench has been filled and sealed with concrete. CDG recently visited the Site on January 2 and 4,
2023 to sample the stockpile of soil produced from the trenching disturbance in the northwestern
portion of the building to determine soil disposal options. The Brownfields Redevelopment
Section (BRS) requires both indoor air samples and sub-slab vapor air sample be collected in the
building where slab disturbance/soil movement had occurred and in connected building portions,
particularly for evaluating the potential for vapor intrusion within the structure.

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1.1 Background Information

The Site is located 1000 feet west of the intersection of North Interstate 85 Service Road (Montana
Drive) and English Drive (Figure 1). The site is currently developed with several structures as
shown on the attached aerial site map (Figure 2). The original 1016 Montana Drive structure was
operated as a production facility for Chem-Tex Laboratories, Inc. (Chem-Tex) prior to 1999.

Chem-Tex produced textile-cleaning products by blending and processing raw materials into
finished products that were transported off site in bulk containers and smaller drummed quantities.
In approximately 1999, Chem-Tex vacated the property and removed chemicals, processing and
packaging equipment, and waste material from site. Prior to 1999 Chem-Tex operated storage of
flammable materials, waste, empty drums and containers, and mis-manufactured products were
located on the east and south sides of the 1016 Montana Drive building. Two tank farms with
twenty-four aboveground storage tanks (ASTs) were also located on the east and south sides of the
1016 Montana Drive building. The ASTs have been removed from the site and remains of the
concrete containment structures are still present. An 8,000-gallon aluminum tank, half buried,
was located toward the southern end of the property and was used to equilibrate the temperature
of the NPDES discharge before release into Stewart Creek. This tank has been removed and a pit
was observed in the location of the former tank. A wooded area covers approximately 30% of the
southern portion of the site with Stewart Creek along the southern property boundary. Chem-Tex
Laboratories operated at the site from 1986 to September 1999.

From 1999 to approximately 2010, Pilana, Inc. occupied the front office space of the building at
1016 Montana Drive and utilized the main portion of the building for storage of yarn products. In
2010, Pearl Pacific Properties, LLC purchased the property and utilized the Site to store coffee
brewing equipment and supplies. Currently the site is owned by Royal Pacific Corporation and
leased to various tenants.

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1.2 Previous Assessment Activities

Based on the results of a Phase I Environmental Site Assessment Update (dated November 5, 1999)
completed by LAW a Phase II Environmental Site Assessment was conducted at the former Chem-
Tex facility. In 1999, analysis of soil samples collected at the 1016 site identified concentrations of
Total Chromium above background levels. Concentrations of volatile organic compounds (VOCs)
were detected, including the presence of 2-Butanone (MEK) and Acetone at concentrations of 0.11
mg/kg and 0.66 mg/kg, respectively, as well as trace amounts of tetrachloroethene and 1,1,1-
trichloroethane. Law historical site plan with sample locations marked provided in Appendix A.

In 2002, MACTEC completed a Phase I Environmental Site Assessment Update (report dated July
26, 2002) of both parcels. Several areas of chemically-damaged concrete flooring were observed
adjacent to floor drains within the plant building at 1024 Montana Drive. Corroded flooring beneath
a vat located within the plant was also observed. In the 2002 update report, AMEC recommended
soil sampling at 1024 Montana Drive to assess the potential impact of chemical products to soil,
and groundwater sampling at 1016 Montana Drive.

In May 2006, MACTEC completed a Phase II Environmental Assessment on behalf of a prospective
purchaser of the property. Four monitoring wells were installed (MW-1016, MW-1024, MW-1 and
MW-2). Soil and groundwater samples were collected and analyzed. MACTEC historical aerial
photograph figure with sample location marked provided in Appendix B.

The analytical results of the soil samples 1016-1 and 1016-2 identified elevated concentrations of
total chromium, but they did not exceed the applicable state standards. Furthermore, hexavalent
chromium (Chromium VI) was not identified in these samples. Therefore, the identified total
chromium is presumed to be Chromium III, which is less toxic than chromium VI. Furthermore, the
soil analytical results identified concentrations of tetrachloroethene (PCE) ranging from 7.5 to 18
parts per billion (ppb) at the 1016 and 1024 parcels.

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The groundwater analytical results identified concentrations of PCE at concentrations ranging from
51 to 150 ppb in water samples MW-1016, MW-1024, MW-1 and MW-2. Trichloroethene, 1,1-
dichloroethene and 1,2-dichloroethane were also identified at concentrations that exceeded their
respective NC 2L standard.

In July 2009, MACTEC personnel collected groundwater samples from three of the four wells.
Well MW-1016 was apparently paved over by a previous occupant and could not be sampled. The
groundwater analytical results identified concentrations of PCE at concentrations ranging from
32.8 to 74.9 ppb in water samples MW-1024, MW-1 and MW-2. Trichloroethene, 1,1-
dichloroethene and 1,2-dichloroethane were also identified at concentrations that exceeded their
respective NC 2L standards.

In March 2012, AMEC personnel collected groundwater samples from three of the four wells and
six sub-slab soil gas samples. The groundwater analytical results identified concentrations of the
organic solvent PCE at concentrations ranging from 68.4 to 23.7. Trichloroethene, 1,1-
dichloroethene and 1,2-dichloroethane, manganese, and total chromium were also identified at
concentrations that exceeded their respective NC 2L standards. Hexavalent chromium was not
detected. PCE was detected in the sub-slab soil-gas samples at two of six locations above the
NCDEQ IHSB Acceptable Soil-Gas concentration of 210 μg/m3. AMEC historical site map with
well and sample locations provided in Appendix C.

To address potential environmental concerns associated with historical on-Site and off-Site
operations, the Site was entered into the North Carolina DEQ Brownfields Program and received
eligibility in a letter dated May 21, 2010.

The purpose of this Vapor Intrusion Assessment described herein is to further evaluate the potential
for sub-slab vapor intrusions at the Site for the protection of Site workers during redevelopment
and for future Site occupants. The assessment activities discussed in the following sections include
the collection of indoor air and sub-slab vapor samples. A summary of the proposed Brownfields
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assessment activities is provided below.

2.0 Brownfields Assessment Activities

The Brownfields assessment activities will be conducted in general accordance with the DEQ
Inactive Hazardous Sites Branch (IHSB) Guidelines for Assessment and Cleanup of Contaminated
Sites (Guidelines) dated September 2023, the DEQ Division of Waste Management (DWM) Vapor
Intrusion Guidance (VI Guidance) dated March 2018, most recent versions of the U.S.
Environmental Protection Agency (EPA) Region IV Laboratory Services and Applied Science
Division (LSASD) Field Branches Quality System and Technical Procedures guidance, and the
DEQ Brownfields Minimum Requirements Checklist for Site Assessment Work Plans and Reports
dated March 2023.

Prior to conducting the proposed assessment field activities, CDG will contact North Carolina 811,
the public utility locator, to mark subsurface utilities located on the Site. CDG will contract with
a private utility locator to screen proposed sample locations for subgrade utilities that may not be
marked by the public locator. The private utility locator will utilize electromagnetic and ground-
penetrating radar (GPR) methods to locate and demark subsurface anomalies in the vicinity of the
proposed sub-slab vapor sample locations.

2.1 Indoor Air Sampling Activities

Prior to sampling CDG will first complete indoor building survey and sampling forms for each
sample location per DWM Vapor Intrusion Guidance (dated March 2018 version 2) to document
the varying location conditions that could have influence on vapor intrusion sampling results at
each location. These indoor building survey and sampling forms will be included in the report
following the completed assessment.

To evaluate indoor breathing air CDG will collect and four (4) indoor air samples (IA-1 through
IA-4) in the 1024 Montana Drive building at the locations shown on Figure 2. Sample locations
will be placed at least 5 feet from exterior walls. The objectives and laboratory analyses are
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summarized in Table 1.

The sample canisters will be located in the normal breathing zone (4.5 feet to 6 feet off the floor).
Samples will be collected using laboratory supplied and individually certified six-liter Summa®
canisters. Each Summa® canister will have a flow controller set to collect an approximate eight-
hour sample. Pre- and post-collection vacuum readings will recorded for each canister. This
sampling requires a balance between letting the samples collect for the full eight hours and/or
meeting the targeted -5 inches of mercury at the completion of the sampling. We will strive to
meet both criteria, but we will end the sampling period when there is approximately -5 inches of
mercury vacuum remaining in each canister prior to closing the canister valves. No purging will
be conducted since it is not applicable for indoor air sampling. Temperature and relative humidity
data will be collected when the sample collection starts and finishes. Indoor air pressure at every
sampling location, as well as outdoor air pressure, will also be measured on the days of sampling.
This is the only “field screening” to be conducted. There will be no permanent sampling
installations during this phase of work. Sampling field sheets will be submitted with the report.
The indoor air sampling will be completed prior to the sub-slab air sampling, because the sub-slab
air sampling may release sub-slab vapors into the building air. Field personnel will photograph
the sample areas during the work. Other observations of note during these activities will be
documented by CDG field personnel i.e. building conditions, doors are closed, the HVAC is
operational, and any changes that occur in the vicinity of sampling locations.

Following sample collection, the Summa® canisters will be placed in laboratory supplied shipping
containers, properly labeled, and shipped under standard chain-of-custody protocols to a qualified
laboratory for analysis of VOCs by EPA Method TO-15. The laboratory will be requested to use
reporting limits that are below DEQ DWM Residential SGSLs.

2.2 Sub-Slab Vapor Sampling Activities

Following the completion of indoor air sampling activities discussed in section 2.1, to evaluate the
potential for structural vapor intrusion into the buildings, CDG will collect four (4) sub-slab vapor
samples in the 1024 Montana Drive building where the concrete slab and soil disturbance occurred
on Site as well as in the other accessible portions of the building. Locations of the proposed sub-
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slab vapor samples (SSV-1 through SSV-4) are shown in Figure 2; the objectives and laboratory
analyses are summarized in Table 1.

The sub-slab vapor sampling points will be installed using a rotary hammer drill and 1½-inch
diameter drill bit to advance a pilot hole into the concrete slab to a depth of approximately 1¾
inches below the slab surface. A drill guide will then be placed within the pilot hole, and a ⅝- inch
diameter drill bit will be utilized to advance a boring through the concrete slab and approximately
6 inches into the underlying soil. Following borehole advancement, loose concrete cuttings will
be removed from each boring, and a Cox-Colvin Vapor Pin™ (vapor pin) assembly (brass
sampling point and silicone sleeve) will be seated in the borehole using an installation/extraction
tool and dead blow hammer to form an airtight seal. An airtight cap will then be placed on the
vapor pin. Sub-slab vapor sampling points will be allowed to equilibrate for a minimum of 20
minutes after installation prior to sample collection.

The sub-slab vapor samples will be collected utilizing laboratory supplied Summa® canisters (1 or
3-liter canisters depending on laboratory availability) connected to an air-flow regulator calibrated
by the laboratory to collect the soil gas sample at a rate of approximately 100 mL/min. Prior to
collection of the sub-slab vapor samples, a “shut-in” test will be conducted on the sampling train
and helium leak checks will be conducted at each sub-slab vapor sampling point. The shut-in tests
and helium leak checks will be conducted in accordance with the procedures described in Section
2.3.

Following successful leak checks, the sub-slab vapor samples will be collected. Vacuum readings
on the Summa® canisters will be recorded prior to and following the sampling period to ensure
adequate sample volume was collected. In accordance with DEQ DWM Vapor Intrusion guidance,
a vacuum of approximately -5 inches of mercury will be maintained within the canisters at the
conclusion of the sampling event.

Following sample collection, the Summa® canisters will be placed in laboratory supplied shipping
containers, properly labeled, and shipped under standard chain-of-custody protocols to a qualified
laboratory for analysis of VOCs by EPA Method TO-15. The laboratory will be requested to use
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reporting limits that are below DEQ DWM Residential SGSLs.

After sample collection, the vapor pins will be removed from the building slabs and the surfaces
will be patched similar to pre-drilling conditions. The sample locations will be estimated using a
hand-held GPS unit. If the sub-slab vapor sample locations cannot be estimating using a GPS unit
(i.e., due to signal interference associated with existing structures), CDG will estimate the sample
locations by measuring from known features within the structures (i.e., doors, exterior walls, etc.).

2.3 Quality Assurance – Quality Control

Non-dedicated equipment and tools will be decontaminated prior to use at each sampling location
or following exposure to soil or groundwater. The following samples will be collected for quality
assurance/quality control (QA/QC) purposes:

 one duplicate indoor air sample will be collected for analysis of VOCs by EPA Method
TO-15 using a laboratory supplied “t-fitting” which allows for two samples to be collected
from one sampling point simultaneously; and
 one duplicate sub-slab vapor sample will be collected for analysis of VOCs by EPA Method
TO-15 using a laboratory supplied “t-fitting” which allows for two samples to be collected
from one sampling point simultaneously.

Laboratory QA/QC procedures will be employed for appropriate sample handling and analysis and
to aid in the review and validation of the analytical data. QA/QC procedures will be conducted in
accordance with the method protocols and will include regular equipment maintenance, equipment
calibrations, and adherence to specific sample custody and data management procedures. Samples
will be analyzed in conjunction with appropriate blanks, laboratory duplicates, continuing
calibration standards, surrogate standards, and matrix spiking standards in accordance with
approved methodologies to monitor both instrument and analyst performance. Laboratory
reporting limits for each analyte will be at or below appropriate screening criteria, where possible.
Additionally, CDG will request that the laboratory include estimated concentrations for
compounds that are detected at levels above the laboratory method detection limit, but below the
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laboratory reporting limit (J flags).

The laboratory analytical data report and QA package for each group of samples submitted to and
analyzed by the subcontracted laboratory will be provided in an appendix to the final report.
Laboratory QA data consistent with Level II documentation will be provided for this project. A
copy of the completed chain of custody record will be appended to the corresponding laboratory
analytical report included with the final report.

3.0 Reporting

Following completion of the assessment activities and receipt of the analytical data, CDG will
document our findings in a Vapor Intrusion Assessment Report. The report will include pre-
sampling indoor air survey and sampling forms, a description of the sampling activities, field notes
throughout the sampling process, a figure depicting sample locations, a description of building
construction details, a description of the building’s foundation, a description of any utility conduits,
laboratory analytical data, a discussion of the data in comparison to regulatory screening levels,
and conclusions and recommendations concerning our activities. For the indoor air and sub-slab
vapor results, CDG will use the most recent version of the NC DEQ risk calculator to further
evaluate potential risks based on the data, if needed. The report will also include the firm’s
professional license numbers and an individual professional seal and signature.
1/31/2024

TABLES

Table 1
Proposed Sample Summary Table
Classic Coffee
1016 Montana Drive
Charlotte, North Carolina
Brownfields Project No. 14006-10-060

Sample IDs

Sample Type

Sample Objective Approximate Boring
Depth (ft)
Approximate
Sample Depth (ft)
Number of
Samples

Laboratory Analysis

SSV-1 through SSV-4

Sub-Slab Vapor

Evaluate Potential VI Risks

vapor pin

vapor pin

4

VOCs (TO-15) - Batch Certified Canisters

IA-1 through IA-4

Indoor Air

Evaluate Potential VI Risks

NA

NA

4

VOCs (TO-15) - Individual Certified Canisters

SSV-DUP and IA-DUP

Duplicate Indoor Air Sample
and
Duplicate Sub-Slab Vapor
Sample

Quality Control Check

Duplicate

Duplicate

2

Indoor VOCs (TO-15) - Individual Certified Canister
Sub-Slab VOCs (TO-15) - Batch Certified Canister

Notes:
The EPA method number follows the laboratory parameter in parenthesis in the table above.
VOCs = Volatile Organic Compounds; SVOCs = Semi-VOCs; RCRA = Resource Conservation and
Recovery Act ft = feet; QA/QC = Quality Assurance/ Quality Control; VI = Vapor Intrusion; UST =
Underground Storage Tank

Table 1 (Page 1 of 1)

FIGURES

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Approximate Scale in Feet
0
Figure 2
Site and Proposed Sample Locations Map
Classic Coffee Brownfields
1024 Montana Drive
Charlotte, Mecklenburg County, North Carolina
100 200
SSV-1/IA-1
SSV-2/IA-2
SSV-3/IA-3
SSV-4/IA-4
LEGEND
Proposed Sample Location
Property Line
Creek<<
Approximate Trench Location
1016 1024

APPENDIX A

APPENDIX B

APPENDIX C

PREPAREDBY DATE CHECKEDBY DATE JOB NUMBER FIGURE
0 150 300 450 60075Feet
26228-09-5055
Source: Mecklenburg County Aerial Photography, dated 2009.
!P
!P
U!U !P !P
!U
!P
!U
!P
M O N T A N A D RI-8 5
Stew ar t C k
SG-1
SG-2
MW-1016
MW-1 SG-3 SG-4
MW-2
SG-5MW-1024
SG-6
SITE LAYOUT MAPFORMER PLIANA FACILITY1016 AND 1024 MONTANA DRIVECHARLOTTE, NORTH CAROLINA
rSite Boundary
!U Approximate Monitoring Well Location
!P Approximate Soil-Gas Sample Location
U Former Location of MW-1016
AE (100-Year Floodplain)
100-Year Floodplain Future Conditions
100-Year Floodplain Future Conditions Contained in Culvert
1016
1024