13023_Beacon Manufacturing Co_Soil Import Request Sampling Plan_20240517

BROWNFIELDS SOIL IMPORT REQUEST SAMPLING PLAN
Beacon Manufacturing Company
13023-09-011
April 25, 2024
Revision 0
Prepared by:
Martin & Slagle GeoSciences, PA (NC Corporate Lic. #C-375)
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Robert L. Martin, LG 4•4, LEE
NC Lic. #391
MARTIN &S LAG LE
GEOSCIENCES, PA

BROWNFIELDS SOIL IMPORT REQUEST SAMPLING PLAN
1.0 INTRODUCTION
Beacon Manufacturing Company site is located at 202 Whitson Avenue in Swannanoa,
Buncombe County, North Carolina. The property has been determined bythe North Carolina
Brownfields Redevelopment Section (BRS) to be eligible for redevelopment under the North
Carolina Brownfields Program.
On behalf of PD-Beacon Foundation, Inc. (Beacon), Martin & Slagle GeoSciences, PA
(MSGS) has prepared this Soil Import Request Sampling Plan to serve as guidance for
conducting sampling of the designated off -site borrow area prior to importing fill soil to the
Beacon Brownfields site. This soil sampling is required by the approved Brownfields
Environmental Management Plan.
The Brownfield site receiving off -site borrow material is the former location of Beacon
Manufacturing, Inc. where cotton and wool blankets were manufactured. The facility closed
in 2002 and a fire destroyed most of the structures in 2003. The prospective Developer has
committed itself to redevelopment for no uses other than multi -family residential,
industrial, retail, office, recreation, and other commercial uses with prior written BRS
approval.
The Brownfields Property consists of three parcels totaling approximately 42.29 acres in
size. Two of the parcels are currently undeveloped. The third parcel, now owned by GMG
Investments, LLC has a single -story structure.
The Brownfields Property development plan includes a bike park and pavilions, temporary
bike shop, office and restrooms, a perimeter pedestrian trail, parking, an event lawn, and a
food truck staging area. Site development will include general landscaping, and cut and fill
activities.
The property, owned by Sondra and Linwood Watkins, is designated to be used for borrow
material for the Beacon Manufacturing Co. Brownfields site development. The borrow area
is undeveloped land that is part of a farm. The borrow area is wooded and relatively
undisturbed. The anticipated excavation footprint is approximately 0.5 acres.
The site to be sampled is located at 190 Davidson Road in Swannanoa, NC (Buncombe
County PIN# 968922812300000) approximately 2.4 miles from the Beacon site (Figure 1).
The Brownfields Environmental Management Plan requires that one sample per 1,000 cubic
yards of fill soil be analyzed for:
• Volatile organic compounds (VOCs by EPA Method 8260)
• Semi -volatile organic compounds (SVOCs by EPA Method 8270)
• RCRA Metals (8)
2

Approximately 3,000 cubic yards of soil are projected for use as backfill at the Beacon site.
The proposed depth of excavation over the designated site ranges from 1.5 to 3.5 feet.
2.0 SCOPE OF WORK
The borrow area will be divided into three sections with a representative, composite soil
sample collected from each section. Each section will generally be the same size. Each soil
sample will be comprised of a three-point composite collected from various depths using a
hand auger. Three composite sample points will be distributed within each section.
Boreholes for composite sampling will be advanced from 1.0 to 3.5 feet.
3.0 SAMPLING PROCEDURES
Each representative soil sample will consist of three subsamples collected from the
Locations shown on Figure 2. Prior to mixing, two soil samples will be collected at each
subsample location. Both will be placed in a zip -lock bags. One will be placed on ice where
it will remain until a sampling interval is selected for analysis. Its matching portion will also
be placed in a zip -lock bag, classified (lithology) and observed for indications of impact
using a photoionization detector (PID), and by visual and olfactory methods. The sample
with the highest PID reading, if any, will be selected from the three subsample locations and
placed in preserved 40 mL vials for VOC analysis. If no indication of impact is observed the
soil sample from a surficial depth interval (i.e., 1 to 3.5 ft bgs) will be selected for VOC
analysis.
The remaining soil from each of the three subsample locations within each section will be
collected into a stainless -steel bowl and homogenized. The remaining homogenized sample
will be collected into laboratory supplied containers and placed on ice in a cooler along with
the VOC sample. This process will be repeated for each section. The hand auger will be
decontaminated prior to beginning sampling and between section samples.
A unique identification will be assigned to each sample and recorded in the field book along
with the date and time of sampling, depth of sampling, parameters to be analyzed, and any
observations all of which will be included in the report. The sample designations will be BF-
1, BF-2, and BF-3.
4.0 SAMPLE ANALYSIS
The parameter list for each sample includes:
• Volatile organic compounds (VOC) by EPA Method 8260
• Semi -volatile organic compounds (SVOC) by EPA method 8270
• 8 RCRA Metals by EPA Method EPA 6010B/7471 A
3

Upon collection of all soil samples and quality control samples, the sample containers will
be sealed, labeled, and immediately placed on ice in a coolerfor deliveryto a North Carolina
certified analytical laboratory. The samples will be inventoried on the chain -of -custody
(COC) documents which will accompany the sample cooler to the laboratory. The samples
will be hand delivered to Pace Analytical Services, LLC's, Asheville lab for analysis (North
Carolina Environmental Certificate #375) to avoid delays in reporting. If sample delivery is
delayed beyond 48 hours after sampling the coolers will be topped off with ice at least once
each 24 hours until delivery.
The laboratorywill be requested to report "J" values for each analyte which is defined as the
estimated concentration above the adjusted method detection limit and belowthe adjusted
reporting limit. While "J" values are estimates, they will be used to identify but not quantify
detections.
Field procedures relating to soil sample collection techniques, sample containers, sample
preservation, equipment decontamination, field measurement procedures and quality
control will comply with the most current version of the Region 4, U. S. Environmental
Protection Agency (USEPA) Laboratory Services & Applied Science Division, Field Branches.
LSASDPROC-300-R5, April 22, 2023.
5.0 QA/QC
In addition to the three (3) soil samples to be collected, one duplicate sample will be
collected while taking sample BF-2 and analyzed for the same parameters as its mate. The
purpose of the split sample is to document the precision of the sampling and analysis
process.
When field cleaning of equipment is required during a sampling investigation, a piece of the
field -cleaned equipment will be selected for collection of a rinse blank. One rinse blank will
be collected during sampling operations. After the piece of equipment has been cleaned
and prior to its being used for sample operations, it will be rinsed with organic -free water.
The rinse water will be collected and submitted for analyses of all constituents for which
normal samples collected with that piece of equipment are being analyzed.
One trip blank sample of analyte free water, transported from the laboratory and returned
unopened to the laboratory will be analyzed for VOCs. The purpose of the trip blank is to
document contamination attributable to shipping or field handling procedures. Extra
sample for a site -specific matrix spike/matrix spike duplicate (MS/MSD) will not be
collected. The batch within which the samples are analyzed will have sufficient volume for
an MS/MSD analysis. The Laboratory will report Level II QA/QC.
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6.0 INVESTIGATION DERIVED WASTE (IDW)
Soil remaining after sampling is completed will be placed onto the ground or in the remaining
borehole. It is anticipated that samples will be collected into laboratory supplied
containers. Therefore, generation of IDW is not anticipated.
7.0 REPORT PREPARATION
After completion of all fieldwork, and review and validation of all analytical data, MSGS will
prepare a report of findings. The report will include a description of field activities and
actions performed, analytical results as well as a comparison of results to the known on -
site conditions. The report also will include pertinent figures showing sample locations,
tabulated analytical data, laboratory reports and copies of field notes. The report will be
signed and sealed by a North Carolina licensed geologist and submitted to the BRS.
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BROWN FIELDS IMPORT REQUEST
GeoSciences, PA MARTINESLAGLE BORROW AREA
1 73 Sloan Road 190 DAVIDSON ROAD
SWANNANOA, NC
Franklin, NC 28734
828.634.7741 BEACON MANUFACTURING COMPANY
SWANNANOA,NC
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SUBSAMPLE LOCATIONS
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BROWNFIELDS IMPORT REQUEST
GeoSciences, PA MARTINESLAGLE BORROW AREA
173 Sloan Road 190 DAVIDSON ROAD
Franklin, NC 28734 SWAN NANOA, NC
82 8.634.7 741 BEACON MANUFACTURING COMPANY
SWANNANOA,NC
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DATE- 578724

ROY COOPER
Governor
ELIZABETH S. BISER
Secretary
MICHAEL SCOTT
Director
NORTH CAROLINA
Environmental Quality
ATTACHMENT 1
DEQ Brownfields Redevelopment Section
Assessment Work Plan Approval Signature Page
To be completed by Development Team and returned to DEQ Brownfields for review & signature.
Brownfields Project Name: Beacon Manufacturing Company
Brownfields Project Number: 13023-09-011
Work Plan Title: Brownfields Soil Import Request Sampling Plan
Date: 5/8/24
Revision Number: 0
Be advised that this approval from DEQ Brownfields does not waive any applicable requirement to
obtain any necessary permits, licenses, or certifications for the above listed activities nor does it waive
any requirement to comply with applicable law for such activities.
Prospective Developer (PD): Beacon Foundation, Inc.
Contact Person: Colby Watkins
Phone Numbers: Office: 828-581-0475 Mobile: [phone]
Email: [e-mail]
Property Owner (if different from above): Click or tap here to enter text.
Contact Person: Click or tap here to enter text.
Phone Numbers: Office: Click or tap here to enter text. Mobile: Click or tap here to enter text.
Email: Click or tap here to enter text.
Environmental Consultant: Martin & Slagle GeoSciences, PA
Contact Person: Robert Martin
Phone Numbers: Office: 828-634-7741 Mobile: [phone]
Email: rmartin(kmartinandsla 1
Signature: OAR p
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Consultant: Martin & Slagle GeoSciences, PA Date 5/8/2024
Printed Name/Title/Company: Robert Martin/Principal Geologist
Brownfields Project Manager: Kris Riddle
Phone Numbers: Office: 828-251-7440 Mobile: [phone]
Email: [e-mail]
Signature:
rLA--O 5/20/2024
or tap here to enter text. Date Click or tap to enter a date.
D �i� North Carolina Department of Environmental Quality I Division of Waste Management
217 West Jones Street 1 1646 Mail Service Center I Raleigh, North Carolina 27699-1646
NORTH OAROI INA
pgpartM" Of EprirOn--1 Quality 919.707.8200