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HomeMy WebLinkAbout18017_3rd& Poplar Soil Mgmt Plan 20141230.pdf Via 2-Day FedEx February 17, 2015 N.C. Brownfields Program Div. of Waste Management Brownfields Program 217 W. Jones Street Raleigh, North Carolina 27603 Attn: Mr. Tony Duque Re: Soil Management Plan 3rd & Poplar Project Brownfields Site Charlotte, Mecklenburg County, NC NC Brownfields Program Project No: 18017-14-060 H&H Job No. GSL-001 Dear Mr. Duque: Please find attached a copy of the Soil Management Plan prepared for the property listed above. As requested, we incorporated comments from your email (dated 12/29/14) in this finalized document. Thank you for assistance with this project and please do not hesitate to contact me if you have further questions regarding this document. Sincerely, Hart & Hickman, PC Matt Ingalls Project Manager cc: Mr. Ben Liebetrau (Greystar) Soil Management Plan 3rd & Poplar Project Brownfields Site NC Brownfields Program Project No. 18017-14-060 W. 3rd Street and S. Poplar Street Charlotte, North Carolina H&H Job No. GSL-001 December 30, 2014 #C-1269 Engineering #-245 Geology Soil Management Plan 3rd & Poplar Project Brownfields Site W. 3rd Street and S. Poplar Street Charlotte, North Carolina NC Brownfields Program Project No. 18017-14-060 H&H Job No. GSL-001 Table of Contents Section Page 1.0 Introduction .............................................................................................................................1 2.0 Environmental Action Objectives .........................................................................................2 3.0 Site Conditions ........................................................................................................................3 3.1 Overview ...............................................................................................................................3 3.2 Summary of Redevelopment Considerations........................................................................4 4.0 Environmental Goals ..............................................................................................................7 4.1 Remedial Goals for Soil ........................................................................................................7 4.2 Remedial Goals for Groundwater .........................................................................................7 4.3 Underground Storage Tanks (USTs) ....................................................................................8 5.0 Proposed Environmental Actions ..........................................................................................9 5.1 Environmental Action Criteria ..............................................................................................9 i S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc List of Figures Figure 1 Site Location Map Figure 2 Site Map List of Appendices Appendix A Previous Environmental Reports (Text, Tables, and Figures) Appendix B Proposed Development Plans Appendix C Example Health and Safety Plan Appendix D Vapor Liner Recommended Specifications ii S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc Soil Management Plan 3rd & Poplar Project Brownfields Site W. 3rd Street and S. Poplar Street Charlotte, North Carolina NC Brownfields Program Project No. 18017-14-060 H&H Job No. GSL-001 1.0 Introduction This Soil Management Plan (SMP; a.k.a. environmental management plan) is being submitted to address construction and site development activities planned for a 0.6-acre vacant property located on the eastern corner of W. 3rd Street and S. Poplar Street in Charlotte, North Carolina (subject property, Figure 1). The property is currently vacant land paved with asphalt and utilized as a surface parking lot. It is our understanding that GUGV Poplar Charlotte Property Owning LP (GUGV, formerly Greystar GP II, LLC) plans to develop the property with a multi- story mixed-use residential/commercial tower. H&H previously conducted Phase I and Phase II Environmental Site Assessment (ESA) activities on the property in 2010 and 2014 and identified low concentrations of petroleum impacts in soil associated with a former gas station. H&H recently assisted GUGV and Parker Poe Adams & Bernstein PLLC (PPAB) with obtaining eligibility into the NC Department of Environment and Natural Resources (DENR) Brownfields Program. The purpose of this SMP is to develop a strategy to manage impacted media that may be encountered during site development and construction activities. In accordance with the pending Brownfields Agreement for the 3rd & Poplar Project Brownfields Site, the SMP is being submitted to the DENR prior to disturbing soil on the property. The actions described in this SMP will be completed under the pending NC DENR Notice of Brownfields Property (NBP) currently being prepared on behalf of GUGV (the Prospective Developer) during development of the property. 1 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc 2.0 Environmental Action Objectives It is our understanding that the pending Brownfields Agreement for the subject property will limit the land use of the property to a number of uses, including multi-family residential and commercial use. Actions described in this plan account for a range of site conditions that may arise during development of the property and may be modified by the Prospective Developer and DENR as the project progresses to accommodate the final design and conditions encountered in the field during construction of the project. Actions described in this SMP are intended to provide conditions on the property during development which are adequately protective of site construction/utility workers and future site users, with regard to the following potential exposure risks: • Exposure to contaminated soil – dermal contact; ingestion; inhalation of contaminated dust; or inhalation of vapors from volatile organic compounds (VOCs) in soil intruding into the excavation and work areas. • Exposure to contaminated groundwater – dermal contact or ingestion of groundwater in excavations for construction and utility workers, and inhalation of vapors from VOCs in groundwater for future site occupants, visitors, and workers. 2 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc 3.0 Site Conditions 3.1 Overview As noted previously, H&H previously conducted Phase I and II ESA activities on the property in 2010 and 2014 and identified low concentrations of petroleum impacts in soil associated with a former gas station. A summary of Phase I and II assessment activities conducted on the former gas station and the former auto sales/service facility are summarized below. Former Gas Station During Phase I ESA activities, H&H identified that a store with a gasoline underground storage tank (UST) and a former gas station with three gasoline USTs were previously located in the southern portion of the subject site. The store reportedly operated during the 1920s and 1930s, and the gas station reportedly operated during the 1940s and 1960s. The former gas station is identified in the environmental database report operating under the name “Stack Mal A”. As part of the 2010 Phase II ESA activities, a utility locator performed a ground penetrating radar (GPR) survey in the area of the former store and gas station to determine if USTs or underground lines remain in this area. No probable USTs were identified by the geophysical survey; however, the utility locator identified anomalies indicative of possible former underground product lines. During previous Phase II ESA activities, H&H collected soil and groundwater samples to assess the potential for impacts to the subject property in the area of the former service station. The results of soil sample analyses indicate that total petroleum hydrocarbons as gasoline range organics (TPH-GRO) were detected above the DENR Action Level of 10 mg/kg for UST petroleum releases in DPT-7 (0 to 2 ft). Groundwater results from DPT-7 indicated the presence of lead (22 µg/L) slightly above its NC 2L Standard of 15 µg/L, and well below the DENR UST Program gross contamination level (GCL) of 15,000 µg/L. Former Auto Sales/Service Facility An auto sales and service facility is depicted on the 1929 and 1951 Sanborn maps located in the northwestern portion of the subject site. The auto sales and service facility was demolished in 1960s and the existing parking lot was developed. During our site inspection, H&H did not 3 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc identify evidence of the former auto sales and service operations; however, a potential exists that petroleum products use and storage may have been associated with former auto sales and service activities that occurred in the northwestern portion of the site. 3.2 Summary of Redevelopment Considerations H&H reviewed conceptual drawings depicting the proposed development of the subject property (Appendix B). Based on our review of the development plans, a multi-story mixed use commercial/residential building with a parking deck has been proposed for construction on the property. Construction details relevant to the SMP are listed below. • The buildings footprint measures approximately 19,100 square ft. On the building’s ground level, approximately 14,800 square ft will be building on a concrete slab foundation and developed as future retail space, a lobby and elevator shaft (for access to upper level parking and residential units), mail room, mechanical areas, fire command center, trash recycling room, and a utility telecom room. The rest of the ground floor area (approximately 4,300 square ft) will be developed as vehicular access driveways and/or a ramp to a multi-level parking deck that will begin on the second level of the building. • An approximate 2,750 square ft subgrade transformer area will be constructed to a depth of approximately 12 ft below the ground surface below the ground level driveway and pump room. Metal grates will be installed at multiple locations above the transformer vault to allow for passive air ventilation of the space. • As many as 45 reinforced concrete pile caps will be constructed below the ground surface as foundations for the building’s steel support columns. The pile caps will be constructed to depths up to 6 ft below the ground surface and the dimensions of the pile caps will vary based on the pile cap’s anticipated load. 4 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc Previous assessment findings indicate the following conditions pertinent to the subject construction and excavation activities proposed at the property: • Historical records reviewed for the 2010 and 2014 Phase I ESAs indicate that a former gas station previously operated in the southern portion of the site in an area where a vehicle access driveway off of W. 3rd Street is proposed. A portion of the ground level retail space, pump room, and stairwell B are also located in this area. As noted above, a subgrade transformer area will be constructed to a depth of approximately 12 ft below the ground surface below the ground level driveway and pump room. In addition, approximately six reinforced concrete pile caps will also be constructed in this area that will require excavation to a depth of approximately 6 ft below the ground surface. During previous Phase II ESA activities, low-level petroleum impacts were reported in a shallow soil sample (DPT-7 0 to 2 ft) collected in this area. Groundwater results from DPT-7 also indicated the presence of lead slightly above its NC 2L Standard but below its GCL. • Historical records also indicate that a former auto sales and service facility previously operated in the northwestern portion of the site in an area where a vehicle access driveway off of S. Poplar Street and the building’s lobby have been proposed. H&H did not collect samples at this location during previous Phase II ESA activities but noted that a potential exists that petroleum products use and storage associated with former auto sales and service activities may have occurred in this portion of the site. • Shallow groundwater was identified at a depth of 11 ft to 12 ft below ground surface during Phase II ESA activities, a potential exists that groundwater will be encountered during construction activities. VOCs, volatile petroleum hydrocarbons/extractable petroleum hydrocarbons (VPH/EPH), and metals were not detected above NC 2L standards in groundwater samples collected from two temporary monitoring wells (DPT- 7 and DPT-9) sampled in proximity of the former gas station site, with the exception of a lead detection in the DPT-7 sample at a concentration slightly above its NC 2L standard. Lead was detected at 22 µg/L versus the 15 µg/L NC 2L standard. Because the 15 µg/L 5 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc NC 2L standard is based on unrestricted residential exposure criteria, the low-level 22 µg/L lead detection in groundwater is not expected to pose an ingestion or dermal contact concern for workers during building construction. Appropriate worker safety and work zone demarcation measures will be taken to mitigate worker contact with contaminated groundwater. Benzene and C5-C8 aliphatics were detected above the NC 2L Standards (but well below GCLs) in a groundwater sample collected from a temporary monitoring well (DPT-3A) advanced near closed-in-place 10,000-gallon former heating oil UST located 290 ft east- southeast of the subject site. The potential for impact to the subject site appears low due to distance and the lack of significant impact to groundwater. • No probable USTs were identified by the geophysical survey; however, the utility locator identified anomalies indicative of possible former underground product lines. • The presence of existing and proposed sub-surface utilities at the site may provide preferential pathways for contaminant migration. Special attention will be given to locations where any new excavation may intercept an existing utility corridor that is in contact or close proximity with contaminated soil or groundwater at the property. • The subject property and the surrounding area are served by Charlotte Mecklenburg Utilities water service and there are no potable water groundwater users in the vicinity of the subject property. • By virtue of the presence of environmental impacts at the property, work conducted within areas of known impacts will take into consideration the health and safety precautions necessary for safe execution of the proposed site development and construction activities. The construction contractor should be required to provide a Health & Safety Plan to inform and ensure the safety of workers in areas of potential impacts. An example of a Health and Safety Plan, similar to what will be used by an environmental consultant overseeing the work, is provided in Appendix C. 6 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc 4.0 Environmental Goals As explained in this SMP, available data indicate impacted soil and groundwater may be encountered during soil excavation activities in the northwestern and southern portions of the site. In the event that impacts are encountered, the remedial goals below will be applied in considering the appropriate corrective actions to be taken during or subsequent to installation. 4.1 Remedial Goals for Soil In general, the preliminary soil remedial goals will be the NC DENR Inactive Hazardous Sites Branch (IHSB) Preliminary Residential Health-Based Soil Remediation Goals (SRGs) for portions of the site where future residential occupants may encounter the soil. Metal concentrations detected in soil samples will also be compared to published naturally-occurring values where appropriate. Following the conclusion of construction and related soil disturbance, but prior to non-construction worker occupation of the site, surficial soils shall be sampled as described in Section 5.0. 4.2 Remedial Goals for Groundwater If groundwater suspected to be contaminated is encountered during excavation activities at the subject property and must be collected to allow construction to continue (see Section 5.1), samples will be collected. As noted in Section 3.2, there are no identified groundwater impacts identified on the site, with the exception of a lead detection in the DPT-7 sample at a concentration slightly above its NC 2L standard (22 µg/L detected versus 15 µg/L 2L standard). Because the NC 2L standard is based on unrestricted residential exposure criteria, the 22 µg/L lead detection in groundwater is not judged to pose an ingestion or dermal contact concern for utility workers during building construction. Groundwater concentrations for other constituents of interest (if detected) will be compared to NC 2L groundwater standards. In the event VOCs are detected, the concentrations will be compared to the values provided in the North Carolina Division of Waste Management (DWM) Residential Vapor Intrusion Screening Table to determine if vapor intrusion is a potential risk to construction workers and future site structures. 7 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc If determined to be necessary due to currently unforeseen conditions, site-specific risk-based screening criteria for groundwater may be developed. There are no groundwater receptors in the site area, municipal water is available in the site area, and groundwater is not proposed to be utilized in the future. Appropriate worker safety and work zone demarcation measures will be taken to mitigate worker contact with contaminated groundwater and groundwater use will be restricted at the subject property. 4.3 Underground Storage Tanks (USTs) No probable USTs were identified by the geophysical survey; however, the utility locator identified anomalies indicative of possible former underground product lines. Impacts associated with USTs may be encountered in the vicinity of the former gas station and vehicle sales and service facility. In the event that impacts uniquely associated with a UST release are found to be present in the vicinity of the excavation areas during construction, they will be addressed as required either in accordance with the DENR Brownfields Program or in accordance with the DENR UST Section if the property owners seek to achieve regulatory closure for the UST release incident. 8 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc 5.0 Proposed Environmental Actions 5.1 Environmental Action Criteria Construction activities will generally include initial site grading and excavation, installation of security and work zone controls; removal and relocation of existing utilities that may interfere with development; installation of utilities; pile cap construction; and backfilling and earthwork to achieve the desired final grade. Based on site development and grading plans, approximately 2,500 - 3,000 cubic yards of soil may be excavated on the subject property for the subgrade transformer area and the reinforced concrete pile caps. Additional soil may be generated at the site that may require management during site grading activities. In the event that impacts are encountered during site development activities, and are confirmed to exceed the criteria noted in Section 4.0, the environmental actions noted below will be taken during or subsequent to construction. 1. Soil excavated during site development activities may be placed back in the same excavation or, as approved by DENR, elsewhere at the site. In the event that contamination is suspected in this soil, it will be managed as described below. 2. Soil excavated during site development activities that is suspected to be impacted by contamination may be stockpiled and covered in a secure area to allow construction to progress while samples are collected and analyzed. Results will be evaluated to determine the appropriate disposition of the stockpiled soil. Stockpiles will be covered with plastic sheeting, configured to minimize contact with surface flow, and additional measures will be taken as needed to prevent erosion. 3. If contamination is discovered at the site during construction activities that is not similar in nature to impacts identified elsewhere at the site during prior assessment activities, the Prospective Developer will contact DENR to discuss the appropriate course of action. Such soil may be stockpiled in a secure area and covered while awaiting characterization. 9 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc Stockpiles will be covered with plastic sheeting, configured to minimize contact with surface flow, and additional measures will be taken as needed to prevent erosion. 4. If excavation of impacted soils occurs during construction activities, sampling will be conducted for purposes of recording areas of impacts remaining at the site. It is anticipated that such samples will be collected at regular intervals along the base and the sidewalls of a given excavation. Base samples will not be collected if the estimated groundwater elevation is within 1.5 ft the excavation floor. Based on the primary constituents of concern identified at the site, it is likely that samples that may be taken will be analyzed for VOCs and lead. A sampling approach will be discussed with DENR before backfilling an area suspected of being impacted by contamination. 5. If determined to be necessary for construction purposes, soil samples described above will be used to determine the appropriate corrective measure for soil beyond the excavation limits as may be required for construction of the building. Such corrective measures are described in the items below. In such cases, areas of remaining soil impacts following implementation of the corrective action(s) will be noted on project records. 6. Corrective actions will ensure there is a barrier between future site visitors/occupants/workers and soil in the project area. To accomplish this: a. A vapor liner (with a recommended minimum 10-mil thickness, see Appendix D) will be placed below the subgrade utility area and on the vertical walls of this area, and below the ground floor occupied areas (i.e., future retail space, a lobby, elevator shaft, mail room, mechanical areas, fire command center, trash recycling room, and a utility telecom room. b. The barrier outside the areas covered by the vapor barrier may include paving, hardscape surface, or clean soil/landscaping of a 2 ft minimum thickness. c. In all areas not covered as stated above, DENR requires a post-construction sampling and analysis plan to be submitted to DENR. Such sampling and analysis plan may include confirmation that any such fill has no known constituent above 10 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc residential SRGs. This may be completed at the conclusion of redevelopment or phases of redevelopment of the property. 7. In preparing the construction plan and performing construction, the following will be considered: a) If soil at the site is contaminated above the corresponding remedial goal and can be left in place, it will be covered as described in Item #6 above. b) With DENR’s approval, contaminated soil above the corresponding remedial goal may be moved to an alternate on-site location provided the soil is placed under a barrier as described in Item #6 above. Where requested by DENR, existing data or supplemental analyses will be used to confirm the soil to be moved is not characteristically hazardous. c) If soil from an impacted area must be transported offsite, it will be profiled based on existing site data and other analyses as may be required by the disposal facility, and transported to an appropriately permitted facility. 8. If excavation of impacted soil proceeds into an existing City-controlled roadway or utility corridor, but is within or at the bounds of the subject property, actions will be taken to minimize unnecessary disruption of roadway traffic and/or utility service. In such an instance, confirmation sampling and subsequent over-excavation may not be conducted beyond the extent mandated by construction needs or beyond the bounds of the subject property. Such conditions will be discussed with DENR should they occur. 9. If a sub-grade feature or pit is encountered during construction and does not require removal for geotechnical or construction purposes, it will be filled with soil or suitable fill and construction will proceed. Where appropriate, the bottom may be penetrated before backfilling to prevent water accumulation. If the feature or pit has waste in it, the waste may be set aside in a secure area, be sampled as required by DENR and disposed off-site. If the feature or pit must be removed and the observed waste characteristics indicate the concrete 11 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc may potentially be contaminated to a significant degree, the concrete will be sampled and analyzed by methods specified by the disposal facility and approved by DENR. 10. If buried piping is encountered and must be removed to allow installation to proceed, the contractor will inspect the pipe for fluids, collect and sample fluids where appropriate, and look for signs of a release using field methods. If a release is suspected, DENR will be contacted to discuss the appropriate course of action. 11. Excavations will be bermed or covered to minimize run-off in the event of substantial rainfall. If surface water run-off or groundwater gathers in an open excavation within an area determined during construction to be impacted, appropriate worker safety measures will be undertaken. The accumulated water will be allowed to evaporate, used for dust control in areas of known contamination, tested and disposed off-site, or discharged to the City sewer where approved by the City. 12. In the event that impacted soil and/or water within an excavation cannot be dried adequately for construction purposes using the methods described above, the soil may be amended with clean soil, aggregate, drying agents, and/or stabilizing agents to achieve the desired geotechnical qualities. Amendment may be conducted inside or outside the excavation and the material replaced into the excavation. Such amendments will be discussed with DENR in advance. 13. In the event groundwater accumulates to a degree that requires pumping during construction and the water exhibits evidence of impacts beyond the previously identified low-level lead concentration, the water will be sampled. If the collected groundwater sample exceeds the remedial goals noted in Section 4.2, DENR will be contacted to discuss management alternatives. Appropriate worker safety and work zone demarcation measures will be taken to mitigate worker contact with contaminated groundwater and groundwater use will be restricted at the subject property. 14. Demolition debris will be segregated as needed and disposed of or recycled at an approved facility, or reused on site as beneficial fill. 12 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc 15. Potentially contaminated dirt will be shaken from land clearing debris to the degree practical with land clearing equipment. The land clearing debris will be disposed off-site at an approved land clearing and inert debris landfill. 16. Dust generation will be monitored visually during construction and if observed, dust control measures such as wetting the soils will be implemented. 13 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\Soil Mgmt Plan Rev 0_FINAL_20141230.doc SITE 0 2000 4000 APPROXIMATE SCALE IN FEET N U.S.G.S. QUADRANGLE MAP QUADRANGLE 7.5 MINUTE SERIES (TOPOGRAPHIC) TITLE PROJECT SITE LOCATION MAP W. 3rd STREET and S. POPLAR STREETCHARLOTTE, NORTH CAROLINA DATE: JOB NO: REVISION NO: FIGURE: 3-5-14 0 1GSL-001 CHARLOTTE EAST, NC 1991 2923 S. Tryon Street, Suite 100Charlotte, NC 28203704.586.0007(p) 704.586.0373(f) SITE MAP W. 3rd Street and S. Poplar Street Charlotte, North Carolina DATE: JOB NO: REVISION NO: FIGURE NO: 09/28/2014 0 2GSL-00103060 APPROXIMATE SCALE IN FEET N 2923 S. Tryon Street, Suite 100 Charlotte, NC 28203 704.586.0007(p) 704.586.0373(f) Temporary Monitoring Well/Soil Boring Location Soil Boring Location DPT-8 DPT-9 DPT-6 DPT-7 Former Location of Auto Sales and Service Facility Former Location of Gas Station Proposed Excavation Area to 12 ft for Transformer Vault Base Map of Ground Floor Plan Appendix A Previous Environmental Reports (Text, Tables, and Figures) • 2010 Phase I and II ESA • 2014 Phase I ESA Phase I ESA Parking Lot (Lots 1 and 2) W. 3rd Street and S. Poplar Street Charlotte, North Carolina H&H Job No. GSL-001 March 14, 2014 Phase I Environmental Site Assessment Parking Lot (Lots 1 and 2) W. 3rd Street and S. Poplar Street Charlotte, North Carolina H&H Job No. GSL-001 Table of Contents 1.0 Executive Summary ................................................................................................................1 1.1 Property Summary .................................................................................................................1 1.2 Findings, Opinions, and Conclusions ....................................................................................3 2.0 Introduction .............................................................................................................................7 2.1 Purpose and Scope of Services ..............................................................................................7 2.2 Methodology ..........................................................................................................................7 2.3 Limitations and Exceptions of Assessment ...........................................................................8 2.4 Special Terms and Conditions ...............................................................................................8 3.0 Site and Area Description ....................................................................................................10 3.1 General Site Description and Use ........................................................................................10 3.2 Site Structures and Improvements .......................................................................................10 3.3 Property Owner, Manager, and Occupants .........................................................................10 3.4 Vicinity Characteristics ........................................................................................................11 3.5 Physical Setting ...................................................................................................................11 4.0 Records Review .....................................................................................................................13 4.1 Standard Environmental Record Sources – Federal, State and Local .................................13 4.2 Regulatory Agency File and Records Review .....................................................................16 4.3 Interviews ............................................................................................................................19 4.4 Historical Use Information ..................................................................................................20 5.0 Site Reconnaissance ..............................................................................................................26 5.1 Hazardous Substances .........................................................................................................26 5.2 Storage Tanks and Sumps ...................................................................................................26 5.3 Water and Wastewater Issues ..............................................................................................26 5.4 Indications of PCBs .............................................................................................................27 5.5 Indications of Waste Disposal .............................................................................................27 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc i 5.6 Surface Conditions ..............................................................................................................28 5.7 Stormwater and Flood Information ......................................................................................28 6.0 Signatures of Environmental Professionals .......................................................................30 7.0 Qualifications of Environmental Professionals Conducting the Phase I ESA ................31 List of Figures Figure 1 Site Location Map Figure 2 Site Map List of Appendices Appendix A User Questionnaire Appendix B Mecklenburg County Tax Records Appendix C EDR Environmental Database Report Appendix D Previous Environmental Documents Appendix E Site Photographs Appendix F Curriculum Vitae S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc ii Phase I Environmental Site Assessment Parking Lot (Lots 1 and 2) W. 3rd Street and S. Poplar Street Charlotte, North Carolina H&H Job No. RED-001 1.0 Executive Summary Hart & Hickman, PC (H&H) has performed a Phase I Environmental Site Assessment (ESA) in conformance with the scope and limitations of ASTM Practice E 1527-13 on two contiguous lots (Lots 1 & 2) currently developed as a parking lot located east of the intersection of W. 3rd Street and S. Poplar Street in Charlotte, Mecklenburg County, North Carolina. Any exceptions to, or deletions from, this practice are described in this report. 1.1 Property Summary H&H has presented a brief summary of the current and former uses of the site below: Subject Site • The subject property is currently a 0.6-acre parking lot and is comprised of Mecklenburg County parcel #s 07301505 and a portion of 07301506. Vehicles access the parking lot via W. 3rd Street. A dumpster pad and an emergency generator associated with the adjacent Packard Place office building are located in the eastern portion of the site. • A gas station (with three gasoline underground storage tanks [USTs]) previously operated in the southwestern portion of the subject site from the 1940s until the 1960s. An auto sales and service facility previously operated in the northwestern portion of the property along S. Poplar Street from the 1920s until the 1960s. Prior to development of these commercial properties, seven residential structures occupied the southwestern and northwestern portions of the site along E. 3rd Street and S. Poplar Street from as early as the 1900s until the 1920s. In the 1960s, the gas station and auto sales/service facility were demolished and the property was utilized as a parking lot. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 1 Nearby Area • Properties surrounding the subject site include a parking lot and parking garage to the northeast; the Packard Place office building (222 S. Church Street) and parking lot to the southeast; W. 3rd Street to the southwest with a city park located beyond; and S. Poplar Street to the northwest with a parking lot located beyond. • Surrounding properties have included residences, auto sales, service and repair facilities, warehouses, stores, and parking lots from 1900 until the 1960s. Development of office towers and parking garages began in the surrounding area in the 1970s. The Addison garage (current Packard Place), a five-story parking deck, was developed east of the site in 1928. Prior to 1928, residences occupied adjacent properties along S. Church Street. An auto sales and service facility previously operated southeast of the subject site from the 1920s until 1952. The auto sales and service facility was demolished in 1952 and an existing two-level parking deck was constructed on this adjacent property. An auto repair shop previously operated from the 1940s to 1950s in the northern portion of the Addison parking garage located on the adjacent property to the east. In 1952, the parking garage was renovated into a commercial office building and was identified as the Packard Place building. Since development of the office building in 1952, miscellaneous professional office tenants, retail tenants, and a restaurant have occupied the building. Additionally, multiple auto service facilities have operated in the area northeast of the site along W. 4th Street, southwest of the site along W. 3rd Street, a and northwest of the site along S. Poplar Street between the 1920s and the 1960s. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 2 1.2 Findings, Opinions, and Conclusions The purpose of a Phase I ESA is to identify recognized environmental conditions (RECs) in connection with the property. RECs are environmental conditions that include the presence or likely presence of hazardous substances or petroleum products on the property that indicate an existing release, a past release, or a material threat of a release in structures on the property, or into the ground, groundwater, or surface water on the property. Our findings regarding RECs are based upon our review of historical records and maps; review of regulatory database records and/or regulatory agency files; interviews with persons familiar with the property; observations during the site reconnaissance; and data evaluation. Based upon our completion of Phase I ESA activities, H&H has determined the following: This assessment has revealed no evidence of recognized environmental conditions (RECs) in connection with the property except for the following: • In November 2010, H&H conducted a Phase I and II ESA on the southeastern portion of the subject site and on the adjacent property southeast of the site occupied by the Packard Place office building and a two-level parking deck. During Phase I ESA activities, H&H identified that a store with a gasoline UST and a former gas station with three gasoline USTs were previously located in the southern portion of the subject site. The store reportedly operated during the 1920s and 1930s, and the gas station reportedly operated during the 1940s and 1960s. The former gas station is identified in the environmental database report operating under the name “Stack Mal A”. As part of the 2010 Phase II ESA activities, utility locator performed a ground penetrating radar (GPR) survey in the area of the former store and gas station to determine if USTs or underground lines remain in this area. No probable USTs were identified by the geophysical survey; however, the utility locator identified anomalies indicative of possible former underground product lines. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 3 A monitoring well exists downgradient of the former gas station in the southern portion of the subject site on a parcel currently owned by RBC Bank and managed by Wells Fargo. It appears that the monitoring well was installed in the southern portion of the site to assess water quality downgradient from the former gas station. H&H researched the North Carolina Department of Environment and Natural Resources (DENR) database but did not locate a release incident or environmental documents associated with the gas station or monitoring well. H&H also requested environmental reports from site contact Ms. Lisa Oldham (Wells Fargo) that would document groundwater assessment activities associated with the on-site monitoring well. To date, environmental reports have not been located. During previous Phase II ESA activities, H&H collected soil and groundwater samples to assess the potential for impacts to the subject property in the area of the former service station. The results of soil sample analyses indicate that total petroleum hydrocarbons as gasoline range organics (TPH-GRO) were detected above the DENR Action Level of 10 mg/kg for UST petroleum releases in DPT-7 (0 to 2 ft). Groundwater results from DPT-7 indicated the presence of lead (22 µg/L) slightly above its NC 2L Standard of 15 µg/L but below its gross contamination level (GCL). H&H considers the presence of documented and potential soil and groundwater impacts in the southern portion of the site to be a REC. • An auto sales and service facility is depicted on the 1929 and 1951 Sanborn maps located in the northwestern portion of the subject site. The auto sales and service facility was demolished in 1960s and the existing parking lot was developed. During our site inspection, H&H did not identify evidence of the former auto sales and service operations; however, H&H considers potential use and storage of petroleum products and possible solvent use associated with former auto sales and service activities in the northwestern portion of the site to be a REC. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 4 H&H identified the following potential environmental concerns (PECs) which, based upon our review, are not considered RECs: • During 2010 Phase I ESA activities, H&H inspected the adjacent Packard Place property and identified the following potential environmental concerns:  A 10,000-gallon heating oil UST on the Packard Place office building to the east was closed-in-place in 1990 and is located approximately 250 ft east and upgradient of the subject site. The closed-in-place UST is located adjacent to the Packard Place office building below a concrete sidewalk within the S. Church Street right-of-way. TPH and benzene, toluene, ethylbenzene, and xylenes (BTEX) were detected at concentrations above state action levels. The constituents identified in soil and groundwater during assessment of the heating oil UST are more consistent with gasoline than heating oil indicating that another source may exist either on, or at a location upgradient of, the adjacent Packard Place site. According to DENR, the heating oil release incident is in a “response” phase and has not been closed out.  Four gasoline USTs are depicted on the 1929 and 1951 Sanborn maps located in front of the adjacent Packard Place office building within the S. Church Street right-of-way at locations approximately 250 ft east of the subject site. The gasoline USTs are not identified in the EDR environmental database report.  An auto sales and service facility previously operated at a location approximately 150 ft east and topographically upgradient of the subject site on the adjacent Packard Place office property during the 1940s and early 1950s. The auto sales and service facility was demolished in 1952 and the two-level parking deck was constructed on the property. Field observations and a sub-surface survey by ground penetrating radar (GPR) identified what appears to be an in-ground automobile lift that previously operated in this area. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 5  A heating oil easement is depicted on an ALTA survey map located approximately 250 ft southeast of the subject site along S. Church Street. H&H did not identify evidence of a heating oil UST at this location during Phase I ESA activities or evidence of a geophysical anomaly in the area during the GPR survey. On November 2 and 3, 2010, H&H conducted Phase II ESA soil and groundwater sampling activities to assess the potential areas of concern at the adjacent Packard Place property. The results of soil sample analyses indicated that total petroleum hydrocarbons (TPH) as gasoline and diesel range organics (TPH-GRO and TPH-DRO) were detected above the DENR Action Level in soil samples collected near the heating oil UST, the four gasoline USTs, and the former auto sales and service facility on the Packard Place property. A groundwater sample near the closed-in-place 10,000-gallon heating oil UST and the four former gasoline USTs indicated the presence of benzene and C5-C8 aliphatics above the NC 2L Standards but well below DENR Gross Contamination Levels (GCLs). Although soil and groundwater impacts were identified on the adjacent Packard Place property during previous assessment activities, the potential for impact to the subject site appears low due to distance and the lack of significant impact to groundwater. Therefore, H&H does not consider the impacts to soil and groundwater on the adjacent Packard Place property to be a REC for the subject site. • Multiple historical service stations and historical cleaners operated in the vicinity of the subject site and are listed on environmental databases in the EDR report. However, based on their distance, area topography, and the lack of reported release incidents, the potential for impact to the subject site from these historical service station and cleaner sites appears to be low. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 6 2.0 Introduction This report presents the results of a Phase I ESA conducted on two contiguous lots (Lots 1 & 2) currently developed as a parking lot located east of the intersection of W. 3rd Street and S. Poplar Street in Charlotte, Mecklenburg County, North Carolina. H&H conducted this assessment for Greystar GP II, LLC (Greystar) in accordance with our authorized scope of work. 2.1 Purpose and Scope of Services The purpose of this assessment was to identify, to the extent feasible pursuant to the processes prescribed herein, recognized environmental conditions in connection with the property. Such environmental conditions include the presence or likely presence of any hazardous substances or petroleum products in, on, or at the property: (1) due to release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. ‘Release’ shall have the same meaning as the definition of ‘release’ as defined in CERCLA 42 U.S.C. § 9601(22) and ‘environment’ shall have the same meaning as the definition of ‘environment’ as defined in CERCLA 42 U.S.C.§ 9601(8). In this assessment, ‘migrate’ and ‘migration’ refers to the movement of hazardous substances or petroleum products in any form, including, for example, solid and liquid at the surface or subsurface, and vapor in the subsurface. 2.2 Methodology H&H performed this Phase I ESA in general conformance with current ASTM Standard E 1527- 13, Standard Practice for ESAs: Phase I Environmental Site Assessment Process. The Phase I ESA is also compliant with the statutory criteria for all appropriate inquiries currently accepted by the United States Environmental Protection Agency under ASTM Standard 1527-13. The scope of services for the Phase I ESA includes the following tasks: S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 7 • Acquisition and Review of Data on Historical Use of the Property; • Site Reconnaissance, Review of Adjacent Properties, and Interviews with Knowledgeable Individuals; • Review of Environmental Databases; • Contacts with Regulatory Officials, as Appropriate; and • Data Analysis and Reporting. 2.3 Limitations and Exceptions of Assessment The following items were beyond the scope of this assessment, and H&H did not address them in this report: • cultural, historical, and archaeological sites survey • radon and indoor air testing • responsibilities of the User of this Phase I ESA to meet all appropriate inquiry as defined in ASTM E1527-13 • asbestos, mold, or lead-based paint survey • drinking water testing • rare and endangered species survey • wetlands verification/delineation The User of this Phase I ESA has certain responsibilities to meet all appropriate inquiry as defined in ASTM E1527-13. H&H provided a User Questionnaire to Mr. Todd Wigfield of Greystar. H&H has provided a copy of the completed User Questionnaire in Appendix A. 2.4 Special Terms and Conditions The conclusions presented in this report are professional opinions, based solely upon visual observations of the site and vicinity and are our interpretation of the available historical information, documents reviewed, and analytical results as described in this report. They are S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 8 intended exclusively for the purpose outlined herein and at the site location and the project indicated. This report is intended for the sole use of Greystar. The report may not be relied upon by other parties without the express written consent of H&H and Greystar. The scope of services performed in execution of this investigation may not be appropriate to satisfy the needs of other users, and any use or re-use of this document or the findings, conclusions, or recommendations presented herein is at the sole risk of said user. It should be recognized that this study was not intended to be a definitive investigation of contamination at the subject property. It is possible that currently unrecognized contamination may exist at the site. Opinions and recommendations presented herein apply to site conditions existing at the time of our investigation and those reasonably foreseeable. They necessarily cannot apply to site changes of which H&H is unaware and has not had the opportunity to evaluate. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 9 3.0 Site and Area Description 3.1 General Site Description and Use A general site description and the property use is noted below: Site Description: parking lot (Lots 1 and 2) Site Address: W. 3rd Street and S. Poplar Street, Charlotte, Mecklenburg Co., NC Parcel Size: 0.6 acre Parcel Occupants: leased parking spaces 3.2 Site Structures and Improvements Structures and improvements identified on the property included the following: Building(s): none Other Improvements: asphalt-paved parking lot concrete sidewalks dumpster pad (for Packard Place) emergency generator Utilities: Municipal Water – Charlotte Mecklenburg Utilities Sanitary Sewage – Charlotte Mecklenburg Utilities Electricity - Duke Energy Natural Gas – Piedmont Natural Gas H&H identified multiple sub-surface utility lines depicted with markings along W. 3rd Street and S. Poplar Street. H&H did not observe obvious environmental concerns associated with the utility lines in the area of the subject site. 3.3 Property Owner, Manager, and Occupants Based upon our site visit and a review of the Mecklenburg County tax records, the property owner, parcel identification, site contact, and site occupants were identified as follows: S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 10 Property Owners: RBC Corporation (c/o Wachovia) and Red City Properties, LLC Parcel ID #s: 07301505 07301506 (portion of) Mecklenburg County (see Property Record in Appendix C) Site Contacts: Mr. Dan Roselli (Packard Place) Ms. Lisa Oldham (Wells Fargo) H&H interviewed site contacts Mr. Roselli (Packard Place) and Ms. Oldham (Wells Fargo) to obtain information regarding site history and current operations. A summary of interviews is provided in Section 4.3. 3.4 Vicinity Characteristics The table below summarizes properties that surround the subject site: Land Use Surrounding the Subject Site Location Property Description Northeast parking lot and parking garage Southeast Packard Place office building (222 S. Church St), parking lot, and parking deck Southwest W. 3rd Street with a city park located beyond Northwest S. Poplar Street with a parking lot located beyond 3.5 Physical Setting The subject property’s physical setting is presented as follows: Topography 7.5-Minute Topographic Map: Charlotte East, NC (dated 1988) Site Elevation: 730 ft above mean sea level Topographic Gradient: west S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 11 The subject site is located one block west of a topographic high point at the intersection of Tryon Street and Trade Street, and the gradient in the vicinity of the subject property is toward the west. H&H has provided a copy of the topographic map as Figure 1. Geology The subject property is located in the Piedmont Physiographic Province of North Carolina. The area land surface is generally characterized as gently sloping, which may become moderately steep where intersected by streams. According to the Geologic Map of North Carolina dated 1985, the subject property lies within the Charlotte Belt of the Piedmont. In the site area, underlying bedrock is comprised of metamorphosed quartz diorite. In the Piedmont, the bedrock is overlain by a mantle of weathered rock termed saprolite or residuum. The saprolite consists of unconsolidated clay, silt, and sand with lesser amounts of rock fragments. Due to the range of parent rock types and their variable susceptibility to weathering, the saprolite ranges widely in color, texture, and thickness. Generally, the saprolite is thickest near interstream divides and thins toward streambeds. In profile, the saprolite normally grades from clayey soils near the land surface to highly weathered rock above the competent bedrock. Hydrogeology The occurrence and movement of groundwater in the Piedmont is typically within two separate but interconnected water-bearing zones. A shallow water-bearing zone occurs within the saprolite, and a deeper water-bearing zone within the underlying bedrock. Groundwater in the shallow saprolite zone occurs in the interstitial pore spaces between the grains comprising the saprolite soils and in the deeper partially weathered rock horizon also in fractures. Groundwater in this zone is typically under water table or unconfined conditions. Groundwater movement is generally horizontal from recharge areas to small streams that serve as localized discharge points. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 12 4.0 Records Review 4.1 Standard Environmental Record Sources – Federal, State and Local H&H utilized Environmental Data Resources, Inc. (EDR), an environmental database search service, for a cursory review of Federal and State regulatory database files regarding regulated sites within the ASTM-specified search radii. EDR searched federal, state, local, tribal, and EDR proprietary databases on February 26, 2014. The EDR report is included as Appendix D. Upon our review of the EDR report, H&H identified and summarized the following information pertaining to the subject property, off-site properties, and unmappable orphan properties. Subject Property The subject site was identified under the following names in the EDR report. • Mecklenburg Motors Co. (226 W. 3rd Street at the corner with S. Poplar Street) is located in the northwestern portion of the site and is listed on the EDR Historical Auto Station database. According to information provided in the database, Mecklenburg Motors Co. is listed in a city directory at this address in 1949 and reportedly operated as a gasoline and auto service station. The EDR report did not identify a release incident associated with this address. • Stack Mal A (216 W. 3rd Street) is located in the southern portion of the site and is listed on the EDR Historical Auto Station database. According to information provided in the database, Stack Mal A is listed in a city directory at this address in 1944 and reportedly operated as a gasoline and auto service station. The EDR report did not identify a release incident associated with this address. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 13 Off-Site Properties EDR identified multiple database listings for off-site properties located in the vicinity of the subject site. Based upon our review of the EDR database report, H&H determined that the following properties warrant further discussion based upon their potential for impact to the subject site. • US Small Business Administration (222 S. Church Street) is reportedly located adjacent, east, and topographically upgradient of the subject site and is identified on the Resource Conservation and Recovery Act (RCRA) Large Quantity Generator (LQG) database. According to information provided in the database, the type of hazardous waste generated is not specified and no violations were reported. During previous Phase I ESA activities conducted in 2010, H&H contacted property manager Mr. Brett Gray of Percival McGuire who reported that he did not remember the US Small Business Administration as a former tenant and he has no knowledge of hazardous materials stored or generated on the premises. Based on this information, the potential for impact to the subject site appears low. • Packard Place/AD PAC (222 S. Church Street) is located adjacent, east, and topographically upgradient of the subject site and is identified on the Incident Management Database (IMD) and the leaking underground storage tank (LUST) database. According to information provided in the databases, petroleum contaminated soil and groundwater were discovered during assessment of a 10,000-gallon heating oil UST located in the S. Church Street right of way in 1990. DENR reported that the release incident is currently in “response” phase. Additional information is provided in Section 4.2. • Beardon Park 2 – Waste Oil UST (301 S. Mint Street) is located 400 ft west and topographically downgradient of the subject site and is identified on LUST database. According to information provided in the databases, petroleum contaminated soil was discovered during assessment of a diesel UST in October 2012. Groundwater S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 14 contamination was not reported and the status of the release incident is not reported. Due to distance, area topography, and the lack of reported impact to groundwater, the potential potential for impact to the subject site appears low. • Beardon Park 3 – Diesel UST (316 S. Church Street) is located 500 ft south and topographically upgradient to cross-gradient of the subject site and is identified on the LUST database. According to information provided in the databases, petroleum contaminated soil was discovered during assessment of a diesel UST in October 2012. Groundwater contamination was not reported and the status of the release incident is not reported. Due to distance, area topography, and the lack of reported impact to groundwater, the potential for impact to the subject site appears low. • Urbco, Inc. (318 S. Church Street) is located approximately 600 ft south and topographically upgradient to cross-gradient of the subject site and is identified on the IMD, LUST, and Recovered Government Archive (RGA) LUST databases. According to information provided in the databases, groundwater contamination was discovered during assessment of a UST system in July 1987. DENR closed the release incident in December 2001. Due to distance, area topography, and the closed status of the release incident, the potential for impact to the subject site appears low. • Hesta-Carillion (227 W. Trade Street) is located approximately 300 ft northeast and topographically cross-gradient of the subject site and is identified on the Hazardous Substance Disposal Site (HSDS) database. According to information provided in the database and our review of previous environmental documents, solvent contamination has been identified in groundwater below the Hesta-Carillion site. Due to the area topography, the potential for impact to the subject site appears to be low. • A LUST incident was reported on a property located approximately 300 ft southeast and topographically upgradient of the subject site at the address 237 S. Tryon Street. Soil contamination was identified on the property; however, DENR subsequently closed the S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 15 release incident. Due to the closed status of the release incident, the potential for impact to the subject site appears to be low. • According to the EDR report, multiple historical service stations and historical cleaners operated in the vicinity of the subject site. Based on their distance and area topography, the potential for impact to the subject site from these historical service station and cleaner sites appears to be low. Unmappable Properties H&H reviewed a list of unmappable sites presented with the EDR database report. Unmappable sites do not contain sufficient address information in the environmental databases to plot them on a map. H&H reviewed the area near the subject property for these unmappable sites based on the limited information in the EDR report and was unable to locate any listed site near the subject property. 4.2 Regulatory Agency File and Records Review H&H contacted representatives of state and local environmental agencies in order to obtain additional information regarding the above-listed sites. H&H also reviewed files via the DENR online document portal (known as CARA³), the Mecklenburg County Well Information System, and the Mecklenburg County Air Quality database. A summary of findings from our file review activities is provided below. • H&H did not locate DENR incident files on the CARA³ website for the subject site, or for properties located immediately adjacent to the subject site. (Please note that previously provided files were reviewed for the LUST incident on the adjacent Packard Place property). • According to the Mecklenburg Well Information System, the subject site and adjacent properties were not identified with groundwater impacts, as Mecklenburg County Priority List (MPL) sites, or as properties with documented landfills. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 16 • The subject site is not listed on the Mecklenburg County Air Quality database as maintaining an air permit, or with documented air discharge violations. • H&H obtained and reviewed environmental reports for the adjacent Packard Place property during Phase I ESA activities conducted in 2010. A summary of our review is presented below. Additional regulatory research was not considered necessary for the other database listings in the EDR report based upon the lack of reported releases and/or closed status of the incidents. Previous Environmental Reports H&H reviewed the following environmental reports conducted on the adjacent Packard Place property and a portion of the subject site. • 1/15/90 Environmental Site Assessment (Trigon Engineering) • 12/1/90 UST Abandonment with Soil and Groundwater Assessment (PSI) • 4/5/91 Groundwater Analysis (PSI) • 5/7/91 Heating Oil UST Letter (PSI) • 6/18/91 Notice of Violation (DENR) • 3/25/92 Corrective Action Plan (EI) • 7/9/93 Installation of Soil Ventilation System and Sampling Report (EI) • 11/15/99 Environmental Assessment (Jones, Hill, McFarland & Ellis) • 12/6/05 Report of Phase I ESA (NOVA Engineering and Environmental) • 11/17/10 Phase II ESA (H&H) The Packard Place environmental reports include documentation of activities associated with in- place closure of a 10,000-gallon heating oil UST located on the adjacent Packard Place property, and the assessment and remediation of soil and groundwater in the vicinity of the heating oil tank. The heating oil UST was closed-in-place in 1990 and is reportedly located southeast of the office building within the S. Church Street right-of-way at a location approximately 200 ft southeast of the subject site. The previous environmental reports indicate that the heating oil UST may extend partially below the Packard Place office building. Soil borings and one permanent monitoring well (MW-1) were advanced in the vicinity of the heating oil UST during assessment activities conducted between 1990 and 1992. Total petroleum hydrocarbons (TPH) and benzene, toluene, ethylbenzene, and xylenes (BTEX) were detected at concentrations above S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 17 state action levels. The constituents identified in soil and groundwater during assessment of the heating oil UST are more consistent with gasoline than heating oil indicating that another source may exist either on, or at a location upgradient of, the Packard Place property. A soil vapor recovery well was installed at the location of the MW-1 monitoring well in 1992 and contractors performed remediation by soil ventilation. The soil ventilation system is no longer present and it is unknown how long the ventilation system operated. According to DENR, the heating oil release incident is currently in a “response” phase and has not been closed out. H&H reviewed a Packard Place 2005 Phase I ESA completed on the adjacent Packard Place property by NOVA Engineering and Environmental dated December 6, 2005. NOVA identified the following environmental conditions during their assessment: • a closed-in-place 10,000-gallon heating oil UST located in the S. Church right-of-way southeast of the office building • the former Addison Service Garage identified by NOVA as an off-site, but adjacent property located at the address 218 S. Church Street. • the former Alston Battery Tire and Service identified by NOVA as an off-site, adjacent property located at the address 214 S. Church Street NOVA also identified environmental releases to off-site properties located at the addresses 237 S. Tryon Street, 200 N. Tryon Street, and the Hearst Tower property. Confirmed petroleum and/or solvent releases to the soil and groundwater have been reported at these off-site properties. H&H summarized information regarding properties located at 237 S. Tryon Street in Section 4.1. H&H determined that the release incidents reported at the Hearst Tower and the 200 N. Tryon Street property have a low potential to impact the subject site due to their separation distance (greater than 1,000 ft) and the area topography. In November 2010, H&H conducted a Phase I ESA and a Phase II ESA that document assessment of the adjacent Packard Place property and a portion of the subject site. During Phase Phase I ESA activities, H&H identified that a store with a gasoline UST and a former gas station S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 18 with three gasoline USTs were previously located in the southern portion of the subject site. The store reportedly operated during the 1920s and 1930s, and the gas station reportedly operated during the 1940s and 1960s. The former gas station is identified in the environmental database report operating under the name “Stack Mal A”. As part of the 2010 Phase II ESA activities, utility locator performed a ground penetrating radar (GPR) survey in the area of the former store and gas station to determine if USTs or underground lines remain in this area. No probable USTs were identified by the geophysical survey; however, the utility locator identified anomalies indicative of possible former underground product lines. During previous Phase II ESA activities, H&H collected soil and groundwater samples to assess the potential for impacts to the subject property in the area of the former service station. The results of soil sample analyses indicate that total petroleum hydrocarbons as gasoline range organics (TPH-GRO) were detected above the DENR Action Level of 10 mg/kg for UST petroleum releases in DPT-7 (0 to 2 ft). Groundwater results from DPT-7 indicated the presence of lead (22 µg/L) slightly above its NC 2L Standard of 15 µg/L but below its gross contamination level (GCL). A copy of the November 2010 Phase II ESA (H&H) is included in Appendix E. 4.3 Interviews Fire Department Fire Department Contact: Chief Garry McCormick of the Charlotte Fire Department H&H sent a Freedom of Information (FOI) request by fax to Chief McCormick requesting information regarding responses from the fire department to the subject site for fires, spills, or other environmental concerns. To date, the Fire Department has not responded to our request for information. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 19 Site Contact Interviews H&H identified site contacts Mr. Dan Roselli (Packard Place) and Ms. Lisa Oldham (Wells Fargo) during our Phase I ESA activities to obtain information regarding site history and operations. Both Mr. Roselli and Ms. Oldham reported that the subject site has historically been leased to tenants for parking. Mr. Roselli reported no issues associated with a diesel AST associated with a generator or with a dumpster pad (utilized by the Packard Place tenants) located in eastern portion of the site. H&H requested information from Ms. Oldham regarding a monitoring well that exists in the western portion of the subject site on a parcel currently owned by Wells Fargo. To date, environmental reports have not been located that would include groundwater data from the monitoring well. 4.4 Historical Use Information H&H conducted a review of aerial photographs to identify past site usage. The results of the review are provided in the following table. Aerial Photograph Table Year Scale Site Property Surrounding Property 1938 (A) 1”=1,320’ the subject site is developed as what appears to be a small structure (store) located in the southern portion of the site; the rest of the property appears to be a parking lot surrounding properties include retail and office buildings along S. Poplar Street, W. 4th Street, and S. College Street to the northwest, northeast, east, and southeast of the site; residences are visible along W. 3rd Street southwest of the site 1951 (A) 1”=1,320’ a gas station structure is visible in the southern portion of the property and a vehicle sales and service building is visible in the northwestern portion of the property commercial and office building structures are visible on properties surrounding the subject site 1966 (B) 1”=200’ the subject site is a parking lot additional commercial and office building structures are visible on properties surrounding the subject site 1975 (B) 1”=400’ similar to the 1966 aerial photograph large office towers are visible northeast of the subject site along W. Trade Street and southeast of S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 20 subject site along S. Tryon Street 1983 (B) 1”=200’ similar to 1975 aerial photograph. development of more large office towers are visible northeast and southeast of the subject site 1997 (B) 1”=200’ similar to 1983 aerial photograph. development of large office towers are visible northeast , southeast, and southwest of the subject site 2007 (C) 1”=400’ similar to the 1997 aerial photograph. similar to the 1997 aerial photograph 2013 (C) 1”=400’ similar to the 2007 aerial photograph similar to the 2007 aerial photograph Aerial Photograph Sources: (A) Mecklenburg County Soil and Water Conservation Office (B) Mecklenburg County Mapping Department (C) Mecklenburg County POLARIS website User Questionnaire User Questionnaire completed by: Mr. Todd Wigfield (Greystar) Mr. Wigfield reported that the User is aware of obvious indicators that point to the presence or likely presence of contamination and that the purchase price reflects the fair market value of the property. Mr. Wigfield indicated that the User is not aware of past use of the property, commonly known or reasonably ascertainable information to assists with identifying conditions indicative of a release, environmental cleanup, environmental cleanup liens, or activity or use limitations related to contamination. H&H has included a copy of the completed User Questionnaire in Appendix A. City Directories City and Cross Reference Directory coverage: 1904 to 2012 (source - Public Library of Charlotte Mecklenburg County) S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 21 Subject Property: prior to 1904 – no listing 1920s to the early 1940s – residences 1940s to the mid 1960s – Mecklenburg Motors (226 W. 3rd Street) and Stack Mal A (266 W. 3rd Street) mid-1960s to the present – no listings Surrounding Area: prior to 1904 - no listing 1904 to 1960s – residences, warehouses, a factory, auto repair shops, office buildings, auto sales and service facilities, printing, film delivery, stores, livery, print shops, and welding shops 1960s to 1980s – retail stores and office buildings 1980s to the present – office buildings Sanborn Fire Insurance Maps Sanborn Fire Insurance Map coverage: 1900 to 1951 (source – Public Library of Charlotte and Mecklenburg County) A summary of the Sanborn maps is provided below. 1900 Sanborn Map – the subject site is occupied by three residential structures located along S. Poplar Street and four residential structures located along W. 3rd Street. Surrounding properties include:  a livery sales facility to the northeast;  residences to the east and southeast,  W. 3rd Street to the southwest with residences located beyond;  the intersection of W. 3rd Street and S. Poplar Street to the west with residences located beyond; and S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 22  S. Poplar Street to the northwest. 1911 Sanborn Map – the subject site is occupied by two residential structures located along S. Poplar Street. Surrounding properties include:  a bottling works, livery sales facility, and a blacksmith shop to the northeast;  paint factory and a Southern Express Building to the east;  five residences to the southeast;  W. 3rd Street to the southwest with residences located beyond;  intersection of W. 3rd Street and S. Poplar Street to the west with a jail located beyond; and  S. Poplar Street to the northwest with residences located beyond. 1929 Sanborn Map – a small store with a gas tank is depicted in the southern portion of the site and the rest of the property is depicted as an automobile parking lot. Surrounding properties include:  a bakery and garage to the northeast;  an auto repair facility to the east;  the Addison parking garage, an auto sales, and an auto repair facility to the southeast;  W. 3rd Street to the southwest with residences located beyond;  the intersection of W 3rd Street and S. Poplar Street to the west with a jail located beyond; and  S. Poplar Street to the northwest with a film exchange, store, and a private garage (with a gas tank) located beyond. 1929 Sanborn Map (revised in 1951) – a gas station with three gasoline tanks is visible in the southern portion of the subject property along W. Third Street and an auto sales and service garage is visible in the northwestern portion of the subject site along S. Poplar Street. Surrounding properties include:  a printing facility and a garage to the northeast; plumbing warehouse to the east;  the Addison garage, an auto sales and service facility, and an auto repair facility to the southeast; S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 23  W. 3rd Street to the southwest an auto repair shop and film delivery facility located beyond;  intersection of W. 3rd Street and S. Poplar Street to the west with a warehouse located beyond; and  S. Poplar Street to the northwest with a film exchange facility, store, and auto repair shop located beyond. 1929 Sanborn Map (revised in 1953) – the auto sales and service building remains visible in the northwestern portion of the subject property; however, the gas station and the gasoline tanks are no longer visible in the southern portion of the subject site. Surrounding properties include:  a printing facility and a garage to the northeast; plumbing warehouse to the east;  office building (formerly the Addison garage) and parking lot to the southeast;  W. 3rd Street to the southwest an auto repair shop and film delivery facility located beyond;  intersection of W. 3rd Street and S. Poplar Street to the west with a warehouse located beyond; and  S. Poplar Street to the northwest with a film exchange facility, store, and auto repair shop located beyond. Historical Use Summary A gas station (with three gasoline underground storage tanks [USTs]) previously operated in the southwestern portion of the subject site from the 1940s until the 1960s. An auto sales and service facility previously operated in the northwestern portion of the property along S. Poplar Street from the 1920s until the 1960s. Prior to development of these commercial properties, seven residential structures occupied the southwestern and northwestern portions of the site along E. 3rd Street and S. Poplar Street from as early as the 1900s until the 1920s. In the 1960s, the gas station and auto sales/service facility were demolished and the property was utilized as a parking lot. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 24 Surrounding properties have included residences, auto sales, service and repair facilities, warehouses, stores, and parking lots from 1900 until the 1960s. Development of office towers and parking garages began in the surrounding area in the 1970s. The Addison garage (current Packard Place), a five-story parking deck, was developed east of the site in 1928. Prior to 1928, residences occupied adjacent properties along S. Church Street. An auto sales and service facility previously operated southeast of the subject site from the 1920s until 1952. The auto sales and service facility was demolished in 1952 and an existing two-level parking deck was constructed on this adjacent property. An auto repair shop previously operated from the 1940s to 1950s in the northern portion of the Addison parking garage located on the adjacent property to the east. In 1952, the parking garage was renovated into a commercial office building and was identified as the Packard Place building. Since development of the office building in 1952, miscellaneous professional office tenants, retail tenants, and a restaurant have occupied the building. Additionally, multiple auto service facilities have operated in the area northeast of the site along W. 4th Street, southwest of the site along W. 3rd Street, a and northwest of the site along S. Poplar Street between the 1920s and the 1960s. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 25 5.0 Site Reconnaissance Mr. Matt Ingalls of H&H conducted a visual reconnaissance of the subject site on March 3, 2014. The weather condition at the time of the site visit was clear and sunny with temperatures in the high 50s °F. General images of the shopping center are included as Photographs 1 and 4 presented in Appendix E. 5.1 Hazardous Substances H&H did not observe potentially hazardous materials stored on the subject site. 5.2 Storage Tanks and Sumps Information regarding storage tanks and sumps is summarized below. Underground Storage Tanks (USTs): none observed or reported on-site Aboveground Storage Tanks (ASTs): 500-gallon diesel AST (emergency generator) Sumps none observed or currently reported on-site H&H identified a 500-gallon diesel AST located below an emergency generator in a service area for the adjacent Packard Place office building (Photograph 5). The diesel AST appeared to be in good condition and H&H did not observe evidence of a product release to the concrete surface below the AST. 5.3 Water and Wastewater Issues Water and wastewater use and issues are summarized below. Water Municipal Water: supplied by Charlotte Mecklenburg Utilities Water Supply Wells: none observed S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 26 Wastewater Sanitary Sewage: service provided by Charlotte Mecklenburg Utilities Septic Systems: none observed H&H identified a monitoring well installed in the southern portion of the property (Photograph 6). H&H researched the DENR database but did not locate a release incident or environmental documents associated with the monitoring well. H&H also requested environmental reports from Ms. Lisa Oldham (Wells Fargo) that would document assessment activities associated with the on-site monitoring well. To date, a report with groundwater data has not been located for the monitoring well. 5.4 Indications of PCBs Polychlorinated biphenyls (PCBs) are sometimes found in mineral oils used in electrical equipment including transformers. PCBs are a potential environmental contaminant. Transformer: one pad transformer (located in utility area near emergency generator) Transformer Owner: Duke Energy H&H contacted Duke Energy who verified that Duke Energy owns the transformer located on the property. Duke Energy could not verify the PCB concentration of the insulating oils within the transformer without testing the insulating oil for a fee. The pad transformer is new and is located in a fenced utility area located west of the adjacent office building. H&H inspected the transformer and did not observe evidence of an oil spill to the transformer’s protective casing or to the ground surface below the transformer. The transformer is the responsibility of Duke Energy, and the landowner is not responsible for leaks or spills from the site transformer. 5.5 Indications of Waste Disposal During the site reconnaissance, H&H identified the following waste disposal areas: S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 27 Waste Containers: 2 dumpsters grease bin H&H observed small stains to the concrete pavement below the dumpsters and grease bin which are staged in a fenced area near the eastern corner of the property (Photographs 7 and 8). However, the stains appear to be associated with cooking grease and do not appear to have migrated below the concrete pavement. H&H considers the apparent cooking grease stains to be a de minimis condition in accordance with the ASTM-1527-13 standard. Debris Piles: none observed 5.6 Surface Conditions During our reconnaissance of the subject property, H&H identified the following surface conditions: Surface conditions: asphalt-paved parking areas concrete sidewalks Except for cooking grease stains identified in the dumpster staging area and de minimis oil stains identified in the parking lot area associated with parked vehicles, H&H did not identify environmental concerns associated with surface conditions on the property. H&H identified multiple sub-surface utility lines depicted with marking along W. 3rd Street and S. Poplar Street. H&H did not observe obvious environmental conditions associated with the utility lines in the area of the subject site. 5.7 Stormwater and Flood Information The following is a summary of stormwater and flood information at the subject site: S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 28 Stormwater Stormwater from the property flows in a westerly direction toward storm drains located along W. 3rd Street. H&H also identified storm drains located on S. Poplar Street. H&H did not observe obvious environmental concerns associated with the stormwater or the stormwater drains. Flood Information FEMA Flood Insurance Rate Map (FIRM): Community Panel #3704544005J (dated March 2, 2009) The FEMA map indicates that the subject property is not located with the 100- or 500-year flood zones. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 29 6.0 Signatures of Environmental Professionals Matt Ingalls declares that to the best of his professional knowledge and belief, that he meets the definition of Environmental professional as defined in Section 312.10 of 40 CFR, and he has the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. H&H has developed and performed the all appropriate inquiries as set forth for the environmental professional in 40 CFR Part 312. Environmental Professional Matt Ingalls Project Manager Reviewed by: ____________________________________ Steve Hart, PG Principal S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 30 7.0 Qualifications of Environmental Professionals Conducting the Phase I ESA Matthew Ingalls, Project Manager, has over seventeen years of experience in environmental site assessments, asbestos, lead-based paints, and wetland projects. Mr. Ingalls is a US EPA certified asbestos building inspector and management planner. Steven C. Hart, PG, Principal, has over 20 years of experience conducting site assessments at industrial facilities, commercial sites, RCRA, CERCLA and Brownfield facilities, and petroleum underground storage tank sites. Curriculum vitae for each individual are included in Appendix G. S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Phase I report\Phase I.doc 31 SITE 0 2000 4000 APPROXIMATE SCALE IN FEET N U.S.G.S. QUADRANGLE MAP QUADRANGLE 7.5 MINUTE SERIES (TOPOGRAPHIC) TITLE PROJECT SITE LOCATION MAP PARKING LOT (LOTS 1 and 2) W. 3rd STREET and S. POPLAR STREETCHARLOTTE, NORTH CAROLINA DATE: JOB NO: REVISION NO: FIGURE: 3-5-14 0 1GSL-001 CHARLOTTE EAST, NC 1991 2923 S. Tryon Street, Suite 100Charlotte, NC 28203704.586.0007(p) 704.586.0373(f) Print Close Parcel Information Parcel ID Account Parent Previous 07301505 NC CORP Owner(s) Owner Name Mailing Address City/State R B C CORPORATION PO BOX 36246 CHARLOTTE NC 28236 %WACHOVIA BANK PO BOX 36246 CHARLOTTE NC 28236 Legal Information Legal Municipality Date Annexed Special District Fire District Acreage NA CHARLOTTE DOWNTOWN DISTRICT 2 CITY OF CHARLOTTE 0.35 Total Parcel Assessment Building Land Features Total 0 1380000 0 1380000 Exemptions Exemption Year Approved Review Date Amount Sales Information Sale Price Stamps Qualify VI Type Legal Ref. Grantor Dec 18 1998 0 OTHER VAC DEED STAMPS 10124-757 WELLS N WALKER Apr 4 1997 602000 VAC DEED STAMPS 09000-942 FOUNDATION FOR THE C Land Use Use Units Type Neighborhood Assessment C700 15333 SF RE01 1380000 Building Information Bldg Description Type Year Property Location 224 W 3RD ST CHARLOTTE Bldg Story Units Total SqFt Heated SqFt Foundation Ext. Wall Grade Value Bldg Heat Fuel Fire Place AC Fixtures Bedrooms Full Baths 3/4 Baths 1/2 Baths Sub Area Bldg Description Size Depreciation Bldg Physical Functional Economic Special Override Special Features & Yard Items Bldg Built Type Quantity Units Value Notes Tax Year Notes Note Date 2011 Informal Review Request Received 05/06/2011 Value Changes Notice Date Tax Year Reason Changed To Deferred Mar 21 2011 2011 Countywide Revaluation 2759900 0 Mar 21 2011 2011 Countywide Revaluation 2759900 0 Dec 16 2003 2003 Reviewed - No change in value 1226600 0 Mar 21 2003 2003 Countywide Revaluation 1226600 0 Sep 13 1999 1999 Correction of Land Area 613320 Sep 13 1999 1999 Correction of Land Area: Acreage/Sw ftg/613320 Apr 18 1998 1998 Correction of Land Area 621360 Apr 18 1998 1998 Correction of Land Area: Acreage/Sw ftg/621360 Mar 20 1998 1998 Countywide Revaluation 621400 Feb 10 1992 1991 Equalization of Value 386700 Jan 2 1991 1991 Countywide Revaluation 616200 Page 1 of 1Property Detail Print View 3/14/2014http://meckcama.co.mecklenburg.nc.us/RELookup/Property/Print?parcelId=07301505 Print Close Parcel Information Parcel ID Account Parent Previous 07301506 NC CORP Owner(s) Owner Name Mailing Address City/State RED CITY PROPERTIES LLC 222 S. CHURCH ST.CHARLOTTE NC 28202 Legal Information Legal Municipality Date Annexed Special District Fire District Acreage NA CHARLOTTE DOWNTOWN DISTRICT 2 CITY OF CHARLOTTE 0.9 Total Parcel Assessment Building Land Features Total 3084000 3816700 9000 6909700 Exemptions Exemption Year Approved Review Date Amount Sales Information Sale Price Stamps Qualify VI Type Legal Ref. Grantor Dec 17 2010 3333000 6666 FORCED IMP SPEC WARRNTY 26154-165 222 SOUTH CHURCH STR Jan 4 2006 5575000 11150 IMP SPEC WARRNTY 19852-897 TRANSWESTERN CHURCH Dec 22 1999 5437000 OTHER IMP DEED STAMPS 10987-512 AD-PAC LTD PARTNERSH Land Use Use Units Type Neighborhood Assessment C700 28837 SF OF01 2883700 C700 10367 SF OF01 933000 Building Information Bldg Description Type Year Property Location 1 PACKARD BLD Office OFC C 1928 222 S CHURCH ST CHARLOTTE 2 ADDISON`S PRKG LOT Warehouse PKG GARAGE 1928 222 S CHURCH ST CHARLOTTE Bldg Story Units Total SqFt Heated SqFt Foundation Ext. Wall Grade Value 1 >= 2.5 STY 1 109125 93508 SLAB-STRUCT STUCCO HRDCT - GOOD 03 3084000 2 1 STORY 1 7480 7480 SLAB-HEAVY STUCCO HRDCT - AVERAGE 03 Bldg Heat Fuel Fire Place AC Fixtures Bedrooms Full Baths 3/4 Baths 1/2 Baths 1 AIR-DUCTED GAS AC-CENTRAL 35 0 0 0 2 HEAT - NONE NONE AC-NONE 0 0 0 Sub Area Bldg Description Size 1 BASE (FIRST FLOOR)19012 1 CANOPY 582 1 BASEMENT - UNFINISHED 15035 1 UPPER STORY - FINISHED 18624 1 UPPER STORY - FINISHED 18624 1 UPPER STORY - FINISHED 18624 1 UPPER STORY - FINISHED 18624 2 BASE (FIRST FLOOR)7480 Depreciation Bldg Physical Functional Economic Special Override 1 AV - 37.00% 2 AV - 57.00% Special Features & Yard Items Bldg Built Type Quantity Units Value 1 1928 PSSNGER ELEV 2 6 98300 1 1928 PENTHOUSE 1 46X20 2900 1 1928 STORAGE 1 1 0 1 1928 ASPH PAVING 1 10268 9000 1 1928 SPRINKLER 1 10119 6400 Notes Tax Year Notes Note Date 2011 Informal Review Request Received 05/02/2011 Value Changes Notice Date Tax Year Reason Changed To Deferred Mar 21 2011 2011 Countywide Revaluation 13355200 0 Page 1 of 2Property Detail Print View 3/14/2014http://meckcama.co.mecklenburg.nc.us/RELookup/Property/Print?parcelId=07301506 Notice Date Tax Year Reason Changed To Deferred Jun 15 2010 2010 Reviewed - No change in value 4241800 0 Jun 1 2009 2009 Revised Notice 4241800 0 Apr 11 2006 2006 Remodeled and/or New Addition 5620000 0 Apr 11 2006 2006 Remodeled and/or New Addition 5620000 0 Apr 11 2006 2006 Remodeled Improvements and/or New Additi 5620000 0 Apr 11 2006 2006 Remodeled Improvements and/or New Additi 5620000 0 Oct 13 2004 2004 Reviewed - No change in value 4879800 0 Oct 13 2004 2004 Reviewed - No change in value 4879800 0 Jul 30 2004 2004 Remodeled and/or New Addition 4879800 0 Jul 30 2004 2004 Remodeled and/or New Addition 4879800 0 Jul 30 2004 2004 Remodeled Improvements and/or New Additi 4879800 0 Jul 30 2004 2004 Remodeled Improvements and/or New Additi 4879800 0 Mar 21 2003 2003 Countywide Revaluation 4154300 0 Mar 21 2003 2003 Countywide Revaluation 4154300 0 Jul 13 2000 2000 Correction of Land Area 3416820 Jul 13 2000 2000 Correction of Land Area: Acreage/Sw ftg/3416820 Nov 19 1998 1998 Reviewed - No change in value 5435170 Feb 20 1998 1998 Countywide Revaluation 5435170 Feb 10 1992 1991 Equalization of Value 6081940 Jan 2 1991 1991 Countywide Revaluation 7296720 Page 2 of 2Property Detail Print View 3/14/2014http://meckcama.co.mecklenburg.nc.us/RELookup/Property/Print?parcelId=07301506 μ 0 0. 0 1 0. 0 2 0. 0 0 5 Mi l e s Da t e P r i n t e d : 3 / 1 4 / 2 0 1 4 6 : 1 6 : 4 9 P M Th i s m a p o r r e p o r t i s p r e p a r e d f o r t h e i n v e n t o r y o f r e a l p r o p e r t y w i t h i n M e c k l e n b u r g C o u n t y a n d i s c o m p i l e d f r o m r e c o r d e d d e e d s , p l a t s , t a x m a p s , s u r v e y s , p l a n i m e t r i c m a p s , a n d o t h e r p u b l i c r e c o r d s a n d d a t a . Us e r s o f t h i s m a p o r r e p o r t a r e h e r e b y n o t i f i e d t h a t t h e a f o r e m e n t i o n e d p u b l i c p r i m a r y i n f o r m a t i o n s o u r c e s s h o u l d b e c o n s u l t e d f o r v e r i f i c a t i o n . M e c k l e n b u r g C o u n t y a n d i t s m a p p i n g c o n t r a c t o r s a s s u m e n o l e g a l re s p o n s i b i l i t y f o r t h e i n f o r m a t i o n c o n t a i n e d h e r e i n . Po l a r i s 3 G M a p – M e c k l e n b u r g C o u n t y , N o r t h C a r o l i n a W. 3 r d S t a n d S . P o p l a r S t Appendix B Proposed Development Plans (Provided by R2L Architects) • Ground Floor Plan • Grading Plan • Transformer Vault Plan • Transformer Vault Section • Ground Floor Framing Plan w/Pile Cap Locations UP UP UP UP FD A3.112 A3.11 1 A3.10 2 A B C D E F 2 3 4 5 7 8 6 1 A3.30 G 2 A3.32 SP E E D R A M P UP T O P 3 5.0% A C C E S S E A S E ME N T 15 ' - 0 " 17 ' - 0 " 19 ' - 6 " 13 ' - 1 " 15 ' - 7 " 29 ' - 0 " 21 ' - 1 0 " 12' - 6"27' - 0"26' - 0"29' - 0"30' - 0"22' - 6" 3RD STREET V E H I C L E S P O P L A R S T R E E T R E S I D E N T I A L L O B B Y ENTRY VEHICLE ENTRY RETAIL R E T A I L GARAGE OPEN TOOUTSIDEBUILDING SETBACK16' FEET FROMCURB PROPERTY LINE EN T R Y AC C E S S T O EX I S T I N G G A R A G E AT 2 2 2 S . CH U R C H S T . 2 A3.31 2 A3.30 E N T R Y E N T R Y E N T R Y SPEED RAMP ABOVE 44 ' - 0 " ELEV 2 ELEV 1STAIR A 11 ' - 0 " 728' - 0"728' - 0" 1 A3.32 1 A3.33 2 A6.03 1 A6.01 EXISTING BUILDINGAT 222 S.CHURCH ST. STAIR B 1 20 ' - 0 " 20 ' - 0 " M I N . 10.0%16.0% UTILITY VAULT VENTILATION &ACCESS AREAWAY, W/DRIVE-OVER GRATE COVERS 1 0 ' M I N . OVERHEADCOILING GRILLE VISITOR PARKING: 22' - 0"VISITOR PARKING: 22' - 0" ENTRY RETAIL 31 ' - 1 0 1 / 8 " EN T R Y AC C E S S T O EX I S T I N G P A R K I N G ST R U C T U R E EXISTING CURBCUT, SEE CIVIL EXISTINGBUILDING LIEBERT UNITS EXISTING BUILDINGGENERATOR 2' - 6" OVERHEAD CANOPY 37 ' - 0 1 / 8 " 2 2 ' - 0 " 26' - 8 1/2" 726' - 8" 726' - 8" PLANNED MATERIALHOIST LOCATION 1"FROM BUILDINGFACE 14' - 9" 1 3 ' - 8 " 19' - 1" 10' - 0" 13' - 8" 11' - 10" 22' - 0" 10 ' - 0 " 3108 SF FUTURE RETAIL 729' - 0"RIDGELINE 8. 3 % RI D G E L I N E 726' - 10 1/4" RI D G E L I N E RI D G E L I N E 30' - 0" LOADING 7' - 0 " RIDGELINE 3' - 4 " RI D G E L I N E 11C 1 1 726' - 8" 1 1 RESIDENTIAL LOBBY MAIN ENTRYVESTIBULE 7' - 0 " MAIL ROOM PACKAGE CONCEIRGE SYSTEMFIRE COMMANDCENTER TY P T R A F F I C CO A T I N G 727' - 0" 22 ' - 0 " LONG TERMRETAILBICYCLEPARKING UTILITY/TELCOM SERVICEHALL GROUNDFLOORELEVATORLOBBY 8' - 0" CONCEIRGE 11C 11C 3' - 0" 5 5 5 5 14 ' - 6 " 19' - 1" 729' - 0" 729' - 0" 728' - 0" 727' - 8" VISITORENTRY 1D 1D 1D 11C A6.20A 1 1 A6.20 FD FD FD FD PUMP ROOM MAIN ELECTRICALROOM MECH/ELECTRICALROOM 3 FD ST R I P E D P E D E S T R I A N P A T H 3 BOLLARDS (TYP.) HC CAR 1' - 8 1 / 8 " 1 0' M I N . 12 ' - 0 " FD VESTIBULE 8' - 4 1 / 8 " TRASH/RECYCLING SERVICECORRIDOR DN 20 ' - 8 " 6' - 8 1/4" 3 22' - 0" ELEV 2 41 ' - 2 " 4' - 6 " 3. 8 % DN DN 2. 0 % 8' - 1 1 " A3.45 1 A R T W A LL 4' - 0" 4' - 0 " 4' - 0 " 4' - 0" 20' - 0" OVERFLOWPACKAGEMECH/AV 4.6% 726' - 8" 727' - 8" 1 KEYNOTES TRAFFIC COATING SUMP PIT CORNER GUARD LOCATION 8" CONCRETE FILLED PIPE BOLLARD TYP. TRENCH DRAIN, SEE PLUMBING XXX XXX XXX XXX XXX GENERAL NOTES LEGEND CMU WALL CONCRETE COLUMNS / SHEAR WALL FLOOR/ROOF DRAIN, SEEPLUMBING FIRE EXTINGUISHER & CABINET BRACKET-MOUNTED FIREEXTINGUISHER FEC FE PROPERTY LINE 2 3 4 5 6 7 8 9 10 1. REFER TO T0.00 SERIES SHEETS FOR ADDITIONAL NOTES, SYMBOLS & ABBREVIATIONS. 2. PARKING SPACE AREAS SHALL BE SIZED AS FOLLOWS U.N.O: (C) COMPACT SPACES: 8'-6"X16'-6" (P) FULL SPACES: 8'-6"X18'-0" (INCLUDES VAN SPACES) (HC) HANDICAPPED: 9'-0"X18'-0" W/ 9'-0"X5'-0" AISLE (HC-VAN) HANDICAPPED VAN: 9'-0"X18'-0" W/ 9'-0"X11'-0" AISLE 2. MAINTAIN THE FOLLOWING CLEAR HEIGHTS IN GARAGE AREAS: 8'-4": ALL DRIVE AISLES, RAMPS, HC-VAN ACCESSIBLE PARKING SPACES 7'-2": ALL VAN PARKING SPACES 7'-0": ALL FULL & COMPACT PARKING SPACES 4. WHERE WALLS OF DIFFERENT TYPES ARE SHOWN TO ALIGN IN PLAN, ALIGN FINISHED FACE OF WALLS. 5. AT INTERIOR DOORS, INSIDE FACE OF HINGE-SIDE JAMB SHALL BE 6"FROM FACE OF ADJACENT INTERSECTING PARTITION, U.N.O. 6. PROVIDE WATERPROOFING AT INTERIOR FACES OF CMU-ENCLOSED SHAFTS THAT ARE EXPOSED TO WEATHER. 7. ALL INTERIOR WALLS ARE TYPE 11C CMU U.N.O. 8. SEE A7.00 SERIES SHEETS FOR TYPICAL FIRE RESISTANCE RATEDWALL, FLOOR, & CEILING ASSEMBLIES. 9. SEE FINISH SCHEDULES, CORRIDOR ELEVATIONS, & DETAILS FOR TYPICAL RESIDENTIAL CORRIDOR FINISHES. 10. MECHANICAL, ELECTRICAL, AND PLUMBING EQUIPMENT SUBJECT TODAMAGE BY VEHICLES SHALL BE PROTECTED BY A STRUCTURAL STEELBARRIER CONSTRUCTED OF 2"X2" STEEL ANGLE, PAINTED YELLOW. 11. PROVIDE SILANE SEALER @ FLOOR SLABS IN GARAGE. 12. PAINT CONCRETE @ CMU WALLS EXPOSED TO VIEW FROM MAINPARKING AREA, AND IN ENTRANCE LOBBY. 13. GROUT SOLID BOTTOM 24" OF CMU WALLS WHERE EXPOSED TOAUTOMOBILE TRAFFIC. 14. SEE SHEETS A5.0-A5.1 FOR TYPICAL DEVICE, CONTROL, SIGNAGE &WALL MOUNTING INSTALLATION REQUIREMENTS. 15. ALL FLOOR DRAINS TO BE 3" BELOW SPOT ELEVATION OF NEARESTRIDGELINE. UNLESS OTHERWISE NOTED. 16. EMERGENCY GENERATOR ROOM: TO HAVE 100% OF CEILING AND 75%OF WALL AREA COVERED WITH 2" THICK UNFACED SEMI-RIGIDFIBERGLASS EQUAL TO OWENS-CORNING 'TYPE 705'. 17. GENERATOR SHAFT (B1 THRU P3 LEVELS): TO HAVE 1/2" THICKPYROCK 'ACOUSTEMENT 40' APPLIED TO ALL SURFACES AND CEILING. 18. GARAGE EXHAUST FANS AT P11 LEVEL TO HAVE 100% OF CEILING AND75% OF WALL AREA COVERED WITH 2" THICK UNFACED SEMI-RIGID FIBERGLASS EQUAL TO OWENS-CORNING 'TYPE 705'. HOSE BIBB LOCATION BOLLARD HB R2L: DRAWING NUMBER TITLE PROJECT NORTH PROJECT OWNER STRUCTURAL ENGINEERING CONSULTANT GRAPHIC SCALE ARCHITECTS 3222 N ST NW SUITE 500 Washington, DC 20007 t 202.600.7230 f 202.600.7280 info@r2l‐architects.com 12505 Park Potomac Ave Suite 200 Potomac, MD 20854 t 301 881 1441 marciac@skaengineers.com skaengineers.com SK&A Engineers 2459 Wilkinson Boulevard Suite 200 Charlotte, NC 28208 P: 704 343 0608 F: 704 358 3093 thomas@drgrp.com drgrp.com Design Resource Group, PA CIVIL ENGINEERING CONSULTANT TRUE NORTH FORPRELIMINARY/REFERENCEPURPOSES ONLY NOT FORCONSTRUCTION ORREGULATORY REVIEW The Bearden, 3rd and Poplar224 WEST 3rd STREETCHARLOTTE, NC 28202 GREYSTAR 18 Broad StreetSuite 300 Charleston, SC 29401 GROUND FLOOR PLAN A2.00 SCALE: 1/8" = 1'-0" 1 01- GROUND FLOOR AXO FIRST FLOOR NUMBER ISSUE DATE 1 SCHEMATIC DESIGN 07.11.14 FD DN UP UP UP 1 KEYNOTES TRAFFIC COATING SUMP PIT CORNER GUARD LOCATION 8" CONCRETE FILLED PIPE BOLLARD TYP. TRENCH DRAIN, SEE PLUMBING XXX XXX XXX XXX XXX GENERAL NOTES LEGEND CMU WALL CONCRETE COLUMNS / SHEAR WALL FLOOR/ROOF DRAIN, SEEPLUMBING FIRE EXTINGUISHER & CABINET BRACKET-MOUNTED FIREEXTINGUISHER FEC FE PROPERTY LINE 2 3 4 5 6 7 8 9 10 1. REFER TO T0.00 SERIES SHEETS FOR ADDITIONAL NOTES, SYMBOLS & ABBREVIATIONS. 2. PARKING SPACE AREAS SHALL BE SIZED AS FOLLOWS U.N.O: (C) COMPACT SPACES: 8'-6"X16'-6" (P) FULL SPACES: 8'-6"X18'-0" (INCLUDES VAN SPACES) (HC) HANDICAPPED: 9'-0"X18'-0" W/ 9'-0"X5'-0" AISLE (HC-VAN) HANDICAPPED VAN: 9'-0"X18'-0" W/ 9'-0"X11'-0" AISLE 2. MAINTAIN THE FOLLOWING CLEAR HEIGHTS IN GARAGE AREAS: 8'-4": ALL DRIVE AISLES, RAMPS, HC-VAN ACCESSIBLE PARKING SPACES 7'-2": ALL VAN PARKING SPACES 7'-0": ALL FULL & COMPACT PARKING SPACES 4. WHERE WALLS OF DIFFERENT TYPES ARE SHOWN TO ALIGN IN PLAN, ALIGN FINISHED FACE OF WALLS. 5. AT INTERIOR DOORS, INSIDE FACE OF HINGE-SIDE JAMB SHALL BE 6"FROM FACE OF ADJACENT INTERSECTING PARTITION, U.N.O. 6. PROVIDE WATERPROOFING AT INTERIOR FACES OF CMU-ENCLOSED SHAFTS THAT ARE EXPOSED TO WEATHER. 7. ALL INTERIOR WALLS ARE TYPE 11C CMU U.N.O. 8. SEE A7.00 SERIES SHEETS FOR TYPICAL FIRE RESISTANCE RATEDWALL, FLOOR, & CEILING ASSEMBLIES. 9. SEE FINISH SCHEDULES, CORRIDOR ELEVATIONS, & DETAILS FOR TYPICAL RESIDENTIAL CORRIDOR FINISHES. 10. MECHANICAL, ELECTRICAL, AND PLUMBING EQUIPMENT SUBJECT TODAMAGE BY VEHICLES SHALL BE PROTECTED BY A STRUCTURAL STEELBARRIER CONSTRUCTED OF 2"X2" STEEL ANGLE, PAINTED YELLOW. 11. PROVIDE SILANE SEALER @ FLOOR SLABS IN GARAGE. 12. PAINT CONCRETE @ CMU WALLS EXPOSED TO VIEW FROM MAINPARKING AREA, AND IN ENTRANCE LOBBY. 13. GROUT SOLID BOTTOM 24" OF CMU WALLS WHERE EXPOSED TOAUTOMOBILE TRAFFIC. 14. SEE SHEETS A5.0-A5.1 FOR TYPICAL DEVICE, CONTROL, SIGNAGE &WALL MOUNTING INSTALLATION REQUIREMENTS. 15. ALL FLOOR DRAINS TO BE 3" BELOW SPOT ELEVATION OF NEAREST RIDGELINE. UNLESS OTHERWISE NOTED. 16. EMERGENCY GENERATOR ROOM: TO HAVE 100% OF CEILING AND 75%OF WALL AREA COVERED WITH 2" THICK UNFACED SEMI-RIGIDFIBERGLASS EQUAL TO OWENS-CORNING 'TYPE 705'. 17. GENERATOR SHAFT (B1 THRU P3 LEVELS): TO HAVE 1/2" THICKPYROCK 'ACOUSTEMENT 40' APPLIED TO ALL SURFACES AND CEILING. 18. GARAGE EXHAUST FANS AT P11 LEVEL TO HAVE 100% OF CEILING AND75% OF WALL AREA COVERED WITH 2" THICK UNFACED SEMI-RIGID FIBERGLASS EQUAL TO OWENS-CORNING 'TYPE 705'. HOSE BIBB LOCATION BOLLARD HB E F 2 3 4 5 7 8 6 G MECH/ELECROOM MAINELECTRICALROOM PUMP ROOM AC C E S S E A S E M E N T 15 ' - 0 " 17 ' - 0 " 19 ' - 6 " 13 ' - 1 " 15 ' - 7 " 29 ' - 0 " 3RD STREETPROPOSED ENTRY BELOW GRADE VAULTW/ ELECTRICALEQUIPMENT (SIZE, QTY.TO BE CONFIRMED WITHDUKE ENERGY EXISTING BUILDING AT 222 S.CHURCH ST. 30' - 0"22' - 6" 15 ' - 0 " 17 ' - 0 " 19 ' - 6 " 13 ' - 1 " 15 ' - 7 " 29 ' - 0 " VENTILATION AND SERVICEACCESS AREAWAY WITHDRIVE-OVER GRATE ATGRADE ACCESS STAIR BELOWGRADE ACCESS STAIR BELOWGRADE RELOCATEDGENERATOR & LIEBERTUNITS (PROPOSED) PACKARD PLACEGARAGE ACCESS 1 A8.62 2 A8.62 F 3 4 5 7 8 6 G 2 A3.31 2 A3.30 1 A3.33 15 ' - 0 " 17 ' - 0 " 19 ' - 6 " 13 ' - 1 " 15 ' - 7 " 22' - 6" 92 ' - 6 " 15' - 8" 40 ' - 6 " GRATE OVERAREAWAY: 6' - 0" 80 ' - 2 " 15' - 8" 32' - 1 7/8" FD 6" CONC. CURB FD FD FD 15' - 8" RIDGELINE RIDGELINE 15 ' - 6 " 2 A8.62 R2L: DRAWING NUMBER TITLE PROJECT NORTH PROJECT OWNER STRUCTURAL ENGINEERING CONSULTANT GRAPHIC SCALE ARCHITECTS 3222 N ST NW SUITE 500 Washington, DC 20007 t 202.600.7230 f 202.600.7280 info@r2l‐architects.com 12505 Park Potomac Ave Suite 200 Potomac, MD 20854 t 301 881 1441 marciac@skaengineers.com skaengineers.com SK&A Engineers 2459 Wilkinson Boulevard Suite 200 Charlotte, NC 28208 P: 704 343 0608 F: 704 358 3093 thomas@drgrp.com drgrp.com Design Resource Group, PA CIVIL ENGINEERING CONSULTANT TRUE NORTH FORPRELIMINARY/REFERENCEPURPOSES ONLY NOT FORCONSTRUCTION ORREGULATORY REVIEW The Bearden, 3rd and Poplar224 WEST 3rd STREETCHARLOTTE, NC 28202 GREYSTAR 18 Broad StreetSuite 300 Charleston, SC 29401 TRANSFORMER VAULT A8.61 3/16 "= 1'-0" AXO GROUND FLOOR VAULT LOCATION NUMBER ISSUE DATE 1 SCHEMATIC DESIGN 07.11.14SCALE: 1/8" = 1'-0" 2 00B- TRANSFORMER VAULT- AT GRADE PLAN SCALE: 1/8" = 1'-0" 1 00A- TRANSFORMER VAULT- VAULT PLAN 1 - GROUND FLOOR 728' - 0" P3753' - 0" P2- SECONDFLOOR739' - 0" 345786 TRANSFORMERVAULT 714' - 6" PERMANENT GANTRY BEAM GARAGE FLOOR SLOPES DOWN3RD STREET 15' - 0"17' - 0"19' - 6"13' - 1"15' - 7" 2' - 0 " 2' - 0 " GANTRY HOOK AREA 7' - 0 " 4' - 4 " 14 ' - 0 " 10 ' - 0 " 1' - 0 " 1' - 4 " 12 ' - 2 " 5' - 0 " 5' - 2 " 5' - 6 " 7' - 0 " 7' - 0 " 6" P A D 7' - 0 " 7' - 0 " 6' P A D 11 ' - 1 0 " 12 ' - 9 3 / 4 " 1 - GROUNDFLOOR- RETAIL 726' - 8" 1 - GROUND FLOOR - MECH 729' - 0" 4' - 0"7' - 4"10' - 0"7' - 10"4' - 0"7' - 10"10' - 0"7' - 10"4' - 0"7' - 10"10' - 0"7' - 10"4' - 0" 25 ' - 0 " 13 ' - 6 " 4' - 7 1 / 2 " 4' - 8 " 2 A8.62 0' - 5 " 0' - 8 " 24 ' - 4 " 20 ' - 0 " SECURE GRATE COVERS VENT COVER ABOVE EQUIPMENT,12' X 12' TYP; DUKE TO VERIFY 1 - GROUNDFLOOR728' - 0" P3753' - 0" P2- SECONDFLOOR 739' - 0" E F TRANSFORMER VAULT 714' - 6" 1 A8.62 G 1 - GROUNDFLOOR- RETAIL 726' - 8" 1 - GROUNDFLOOR - MECH729' - 0" PUMP ROOM PASSIVE VENTILATION SHAFT VAULT BELOWDRIVE AISLE DRIVE AISLE SECURE GRATE COVERS ACCESS STAIR 14 ' - 0 " 10 ' - 0 " 1' - 0 " 1' - 4 " 12 ' - 2 " FUTURERETAIL 0' - 5 " 2' - 0 " 2' - 0 " PERMANENTGANTRY BEAM GANTRYHOOK AREA 30' - 0"22' - 6" 25 ' - 0 " 13 ' - 6 " 4' - 0"7' - 10"6' - 0"4' - 0"6' - 4 1/2" R2L: DRAWING NUMBER TITLE PROJECT NORTH PROJECT OWNER STRUCTURAL ENGINEERING CONSULTANT GRAPHIC SCALE ARCHITECTS 3222 N ST NW SUITE 500 Washington, DC 20007 t 202.600.7230 f 202.600.7280 info@r2l‐architects.com 12505 Park Potomac Ave Suite 200 Potomac, MD 20854 t 301 881 1441 marciac@skaengineers.com skaengineers.com SK&A Engineers 2459 Wilkinson Boulevard Suite 200 Charlotte, NC 28208 P: 704 343 0608 F: 704 358 3093 thomas@drgrp.com drgrp.com Design Resource Group, PA CIVIL ENGINEERING CONSULTANT TRUE NORTH FORPRELIMINARY/REFERENCEPURPOSES ONLY NOT FORCONSTRUCTION ORREGULATORY REVIEW The Bearden, 3rd and Poplar224 WEST 3rd STREETCHARLOTTE, NC 28202 GREYSTAR 18 Broad StreetSuite 300 Charleston, SC 29401 TRANSFORMER VAULTSECTION A8.62 NUMBER ISSUE DATE SCALE: 3/16" = 1'-0" 1 VAULT SECTION 1 SCALE: 3 TRANFORMER VAULT 3D VIEW SCALE: 3/16" = 1'-0" 2 VAULT SECTION 2 2 3 4 7 8 6 1 A B C D E F G 5 12" CONC. PIT WALL BELOW (TYP.) 24" SHEAR WALL. TYP. 24" SHEAR WALL 24x48 COLUMN TYP. 40" DIA. COLUMN TYP. 18x36 GARAGE ONLY COLUMN TYP. 24" SHEAR WALL 12" FOUNDATION WALL. TYP. 12" CONC WALL (TYP.) 10" THICK CONCRETE SLAB @TOP OF VAULT 12" THICK CONCRETE SLAB @BOTTOM OF TRANSFORMER VAULTS EXTENT OF VAULT SLAB P2 P2 P2 P2 P2 P2 P2 P8 P1 0 P9 P8 P1 0 P9 P2 4 P1 1 P2 P2 P7 P2 P2P5 P2 P8 P9 P7 P2 P2 P9 P2 P4 P2 4 P4 P7 P6 P5P5 P9 P6 P6 P4 P8 P7 P4 P1 P1 P1 G B 2 4 "x 2 4 "G B 2 4 " x 2 4 " GB 2 4 " x 2 4 " GB 24"x 24" GB 24"x24" GB 24"x24" GB 24"x24" GB 24"x24" G B 3 6 "x 3 6 " G B 2 4 "x 2 4 "G B 2 4 " x 2 4 " GB 2 4 " x 2 4 " GB 2 4 " x 2 4 " GB 24"x24" BATTER PILE AT 1H:12V TYP. BATTER PILE AT 1H:12V TYP. BATTER PILE AT 1H:12V TYP. P1 GB 24"x24" GB 24"x24" GB 24"x24" GB 2 4 " x 2 4 " 12" CONC. WALL (TYP.) UNEXCAVATED . RAMP UP G B 2 4 "x 2 4 "G B 2 4 " x 2 4 " GB 24"x24" GB 36"x36" P 18 2 GB 24"x24" 5" SOG PILE CAP SCHEDULE REINFORCEMENT MARK THICKNESS P2 48"--8'-0"x4'-6" SIZE TOP BOTTOM LONG BARS SHORT BARS LONG BARS SHORT BARS P3 P4 P5 P6 P7 P8 P9 P10 P11 P24 P182 7-#8 15-#8 48"--8'-0"x7'-6"15-#8 15-#8 42"--8'-0"x8'-0"9-#10 9-#10 49"--9'-6"x9'-6"11-#10 11-#10 53"--11'-6"x8'-0"9-#11 12-#10 59"--11'-6"x10'-6"10-#11 15-#10 52"--11'-6"x10'-6"10-#11 15-#10 64"--11'-6"x11'-6"13-#11 13-#11 64"--15'-0"x10'-6"19-#11 20-#10 55"--15'-0"x10'-6"21-#11 20-#10 60"#11@12" O.C.#11@12" O.C.29'-0"x11'-6"#11@12" O.C. #11@12" O.C. 60"50'-0"x46'-6"#11@12" O.C. #11@12" O.C.#11@12" O.C.#11@12" O.C. PILE CAPACITY = 375 KIPS SECTION @ TYPICAL PILE CAP PERMANENT SUBDRAINAGE LINES (TYP.) COLUMN ABOVE SEE COL. SCHEDULE FOR SIZE AND REINF. TOP AND BOTTOM BARS, SEE SCHEDULE (HOOK ENDS 180°, TYP)HP14x73 PILES (TYP.) NOTE: SEE CIVIL, ARCH'L AND MEP DWGS FOR WATERPROOFING, SUBGRADE AND SUBDRAINAGE SYSTEM DETAILS. CRUSHED STONE DOWELS ARE INCLUDED IN CONTRACT. SEE COLUMN SCHEDULE FOR NUMBER & SIZE TYP. 1/2" ISOLATION JOINT ALL SIDES FILLED WITH COMPRESSIBLE MATERIAL. CAULK AND BACKER ROD AT TOP OF SLAB. (TYP.). S/ 2 S S SE E S C H E D U L E 6" 3" C L R . T Y P . 3" CLR. TYP. MI N . 5" MI N . 1' - 0 " SLAB SLOPES TO FLOOR DRAINS. ELEVATION VARIES. SEE ARCH'L DWGS. WWF . 30 B A R D I A . T Y P . 2-#8 WELDED MILD STEEL REINFORCEMENT @ SHEAR WALL PILE CAPS ONLY. PROVIDE WELDABLE REBAR MEETING ASTM A-706 8" SCALE: 3/8"= 1'-0" 1. SLAB-ON-GRADE SHALL BE 5" THICK, 4500 PSI CONCRETE PLACED OVER 10 MIL VAPOR BARRIER/RETARDER AND 6" MIN. GRAVEL FILL. REINFORCE SLAB WITH 6x6-W2.0xW2.0 WELDED WIRE MESH PLACED 2" BELOW TOP OF SLAB. SLAB SHALL BE SLOPED TO DRAIN. 2. FOUNDATION DESIGN IS BASED ON HP14x73 DRIVEN PILES WITH AN ALLOWABLE PILE CAPACITY OF 375 KIPS (PER THE GEOTECHNICAL REPORT PREPARED BY ECS, DATED MAY 29, 2014). THE AVERAGE PILE TIP DEPTH OF FIFTY (50) FEET IS RECOMMENDED. THE GEOTECHNICAL REPORT ANTICIPATES INDIVIDUAL PILES WILL NEED TO PENETRATE A MINIMUM OF 10 FEET INTO PWR OR SEVERAL INCHES IN BEDROCK TO ACHIEVE STRUCTURAL CAPACITY OF THE PILE. TOP OF PILE CAPS SHALL BE MINIMUM 1'-0" BELOW SLAB-ON-GRADE. 3. CONCRETE FOR PILE APS AND GRADE BEAMS SHALL HAVE A MINIMUM ULTIMATE COMPRESSIVE STRENGTH OF 4,000 PSI IN 28 DAYS. SCALE: 1/8" = 1'-0" GROUND FLOOR/FOUNDATION PLAN (PILES) LEGENDS 4 P DENOTES: NUMBER OF PILES/PILE CAP R2L: DRAWING NUMBER TITLE PLAN NORTH PROJECT OWNER STRUCTURAL ENGINEERING CONSULTANT GRAPHIC SCALE ARCHITECTS 3222 N ST NW SUITE 500 Washington, DC 20007 t 202.600.7230 f 202.600.7280 info@r2l-architects.com 12505 Park Potomac Ave Suite 200 Potomac, MD 20854 t 301 881 1441 tonys@skaengineers.com skaengineers.com SK&A Engineers MEP ENGINEERING CONSULTANTS CIVIL ENGINEERING CONSULTANT LANDSCAPE ARCHITECT TRUE NORTH Text - Address Suite XXX City, ST 00000 t XXX XXX XXXX XXX@XXXXX.com XXXXX.com Text - Mechanical Engineers Text - Address Suite XXX City, ST 00000 t XXX XXX XXXX XXX@XXXXX.com XXXXX.com Text - Electrical Engineers Text - Address Suite XXX City, ST 00000 t XXX XXX XXXX XXX@XXXXX.com XXXXX.com Text - Civil Engineers Text - Address Suite XXX City, ST 00000 t XXX XXX XXXX XXX@XXXXX.com XXXXX.com Text - Landscape Architect FOR PRELIMINARY/REFERENCE PURPOSES ONLY NOT FOR CONSTRUCTION OR REGULATORY REVIEW 3rd and Poplar 224 WEST 3rd STREET CHARLOTTE, NC 28202 GREYSTAR 18 Broad Street Suite 300 Charleston, SC 29401 GROUND FLOOR FRAMING PLAN (PILES) S2.00B NUMBER ISSUE DATE SCHEMATIC DESIGN 07.17.14 Appendix C Example Health & Safety Plan HEALTH AND SAFETY PLAN 3rd and Poplar Street Brownfields Site Charlotte, NC H&H Job No. GSL-001 Site History _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ The subject site is a 0.6-acre vacant property located on the eastern corner of W. 3rd Street and S. Poplar Street in Charlotte, North Carolina (subject property, Figure 1). The property is currently vacant land paved with asphalt and utilized as a surface parking lot. It is our understanding that Greystar GP II, LLC (Greystar) plans to develop the property with a multi-story mixed-use residential/commercial tower. H&H previously conducted Phase I and Phase II Environmental Site Assessment (ESA) activities on the property in 2010 and 2014 and identified low concentrations of petroleum impacts in soil associated with a former gas station. H&H recently assisted Greystar and Parker Poe Adams & Bernstein, PLLC (PPAB) with obtaining eligibility into the NC Department of Environment and Natural Resources (DENR) Brownfields Program. The purpose of this SMP is to develop a strategy to properly manage impacted soil that may be encountered during site development and construction activities. In accordance with the pending Brownfields Agreement for the 3rd & Poplar Project Brownfields Site, the SMP will be prepared and submitted to the DENR prior to disturbing soil on the property. The actions described in this SMP will be completed under the pending NC DENR Notice of Brownfields Property (NBP) currently being prepared on behalf of Greystar (the prospective developer) during development of the property. During previous Phase II ESA activities, H&H collected soil and groundwater samples to assess the potential for impacts to the subject property in the area of the former service station. The results of soil sample analyses indicate that total petroleum hydrocarbons as gasoline range organics (TPH-GRO) were detected above the DENR Action Level of 10 mg/kg for UST petroleum releases in DPT-7 (0 to 2 ft). Groundwater results from DPT-7 indicated the presence of lead (22 µg/L) slightly above its NC 2L Standard of 15 µg/L but well below the DENR UST Program gross contamination level (GCL) of 15,000 µg/L. 1 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\HASP for SMP.doc Health & Safety Plan for 3rd and Poplar Street Brownfields Site Oversight Contractor Scope of Work _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ Utility Contractor Scope of Work Potential Hazards (1) Physical Hazards _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ (2) Chemical Hazards (3) Biological Hazards (i.e., toxic insects, poisonous plants, and poisonous snakes). The majority of the site work will be conducted by the utility contractor. The scope of work (SOW) for activities to be performed at the site by an oversight contractor includes the following: • Provide periodic construction oversight during the utility realignment work. • Be on-call during construction activities in case evidence of a release is observed. • If a potential release is observed, Field screen soils with a photoionization detector (PID) and instruct the removal contractor to segregate suspected impacted soils into a stockpile. Further action will be conducted as outlined in the Soil Management Plan. • If needed, supervise excavation activities and/or confirmation soil sampling activities as needed and described in the Soil Management Plan. • Being struck or contact with heavy equipment and/or dump trucks. • Slip, trip, & fall hazards associated with equipment, landscape, and/or open excavations. • Contact with subgrade utility lines and/or contact with overhead power lines. • Lifting hazards and pinch points. Generally, chemical hazards are not suspected to be a concern in the area of the utility realignment. However, petroleum contaminated soil and metal impacts in groundwater have been detected at the site. • Biting insects (i.e., mosquitoes, wasps, bees, spiders, and/or fire ants). • Poison ivy and poison oak. • Poisonous snakes (copperhead and rattlesnakes are known to inhabit the region). A contractor will provide oversight of the construction contractor as described above. The contractor will operate under a separate HASP. Construction activities will generally include initial site grading and excavation, installation of security and work zone controls; removal and relocation of existing utilities that may interfere with development; installation of utilities, and backfilling and earthwork to achieve the desired final grade. Based on site development and grading plans, approximately 2,500 - 3,000 cubic yards of soil may need to be excavated on the subject property to allow for excavation of the transformer area and the reinforced concrete pile caps. Additional soil may be generated at the site that may require management during site grading activities. 2 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\HASP for SMP.doc Health & Safety Plan for 3rd and Poplar Street Brownfields Site _____________________________________________________________________________________ (4) Other Hazards _____________________________________________________________________________________ _____________________________________________________________________________________ Training (1) Minimum Training Required (Review site specific information prior to entering the site). (2) Specialized Training or Required Permits _____________________________________________________________________________________ Emergency Response (1) On-site emergency contact person and telephone number: _____________________________________________________________________________________ (2) Other emergency contacts as appropriate: _____________________________________________________________________________________ (3) Hospital: (i.e., address and telephone number). Attach Hospital Route Map or Directions _____________________________________________________________________________________ (3) Hospital: Attach Hospital Route Map or Directions In the event of an emergency situation on the site, on-site personnel are to immediately notify the appropriate emergency responder (i.e., fire, rescue, police, etc.), and take any corrective actions or emergency procedures that can be safely performed (i.e., first aid, CPR, etc.) When conditions permit, on-site personnel must notify the H&H Project Manager and Health & Safety Officer that an incident has occurred. On-site personnel should review and be familiar with the phone number and location of the nearest hospital (listed above). • Heat/Cold stress • Thunderstorms, hail, and lightning. • 40-hour OSHA HAZWOPER Training • Medical Monitoring Program Participant • “Fit for Duty” Clearance from Medical Director and current respirator fit test • “Competent Person” training for excavation & trenching preferred but not required for H&H personnel. However, at least one “competent person” as defined by OHSA and provided by the utility contractor shall be on-site during excavation activities. • Not Assigned • Ambulance, Fire, & Police – phone # 911 • Matt Ingalls, Project Manager (704) 887-4600 (office) • Shannon Cottrill, Health & Safety Officer (704) 577-8810 (cell) Carolinas Medical Center – 1000 Blythe Boulevard, Charlotte - phone # (704) 355-2000 (Map Attached) 3 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\HASP for SMP.doc Health & Safety Plan for 3rd and Poplar Street Brownfields Site Personal Protective Equipment (PPE) (1) PPE Required: (examples: hard hat, safety glasses with side shields, steel toe boots, tyvek coveralls, respirator, rubber boots, gloves, etc.). The following PPE will be required during the performance of site activities: Safety glasses At all times during the performance of site work, regardless of the task Safety shoes/boots At all times during the performance of site work, regardless of the task Traffic safety vest At all times during the performance of site work, regardless of the task Hearing Protection At any time where noise levels are above natural ambient levels, at any time when working within 25 ft of operational heavy equipment (i.e., excavators), and at any time when utilizing portable equipment which creates noise levels above natural ambient levels (i.e., drills, saws, etc) Leather work gloves At any time the use of hand protection is warranted, including but not limited to, operations involving the use of hand tools Nitrile gloves At any time environmental samples are to be collected or contaminated media is being handled Hard hat At any time when working within 25ft of operational heavy equipment and when working within a space with limited overhead clearance and/or overhead obstructions Tyvek® coveralls At any time where dermal exposure to contaminants is imminent or assured, or where exposure to liquid or solid wastes is likely. The use of Tyvek® coveralls may require the modification of the PPE level established for the site Respirator At any time when volatile organic vapor measurements indicate levels at or in excess of the action level established for the site (see Exposure Monitoring below). When used, the appropriate respirator cartridge must be used (i.e., organic vapor). Consultation with the Project Manager and Health & Safety Officer is required prior to the use of a respirator. 4 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\HASP for SMP.doc Health & Safety Plan for 3rd and Poplar Street Brownfields Site Exposure Monitoring _____________________________________________________________________________________ _____________________________________________________________________________________ Decontamination _____________________________________________________________________________________ _____________________________________________________________________________________ On an as needed basis during excavation and material handling operations, a photoionization detector (PID) shall be utilized to monitor potential exposure to volatile organic vapors. Monitoring of potential volatile organic vapors will be conducted within the breathing zone (i.e., 5 to 6 ft above ground surface), and will be conducted periodically. A minimum of a single measurement within the breathing zone in the work area(s) should be performed, and data obtained through the performance of this monitoring shall be recorded in the field book, noting the date, time, location and measurement obtained. More frequent vapor monitoring should be conducted as conditions warrant (i.e., recognition of offensive odors). As a PID detects numerous volatile organic vapors and is not specific to a particular compound, the action level for organic vapors as monitored with the PID at the site is established at a level of 10 parts per million (ppm), above background levels, unless a UST or potentially petroleum impacted soils are identified and being managed. This level is the recommended ACGIH threshold limit value (TLV) for chlorobenzene; 1,2-dichlorobenzene; and naphthalene (ACGIH 2011, TLV & BEIs), Pocket Guide to Chemical Hazards. If a UST or potential petroleum impacted soils are being managed/investigated, the action level for organic vapors as monitored with the PID at the site is established at a level of 0.5 ppm. This level is the recommended ACGIH threshold limit value (TLV) for benzene (ACGIH 2011, TLV & BEIs), Pocket Guide to Chemical Hazards. If this level is observed or exceeded within the breathing zone for more than 1 minute, a Draeger and/or Rae Systems detector tube will be used to monitor for concentrations of benzene. If the Draeger tube indicates a concentration of benzene less than 0.5 ppm and PID readings are less than 10 ppm (which is the TLV limit as identified above), operations will be allowed to continue. If the Draeger tube indicates a concentration of benzene greater than 0.5 ppm and/or PID readings are greater than 10 ppm for more than 1 minute, operations are to be suspended and personnel will move up wind of the work area until levels dissipate. If volatile organic vapor levels do not dissipate in the work area, contact the Project Manager and Health & Safety Officer, ventilation measures may be necessary in the work area and/or the required PPE may be modified to include donning of an appropriate respirator. To avoid exposure, visual screenings for dust shall be performed. Note: Calibration, frequency of calibration, and use of the PID must be performed in accordance with the manufacturer’s specifications. Although not likely to be encountered in the proposed areas of investigation, SVOCs and Metals have been detected in soils on other parts of the site. Exposure routes for these constituents generally include dermal contact, inhalation, and ingestion. To avoid exposure, H&H will conduct visual screenings for dust. If visual dust is observed, the utility contractor will take action to reduce the creation of dust such as wetting soils. Should sampling devices (i.e., stainless steel hand augers and buckets) be needed, they will be decontaminated in accordance with Section 9.1, Field Equipment Decontamination Procedure, of the H&H Field Procedures Guide dated February 2010. All other sampling equipment shall be disposable (i.e., nitrile gloves). 5 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\HASP for SMP.doc Health & Safety Plan for 3rd and Poplar Street Brownfields Site Site Control _____________________________________________________________________________________ _____________________________________________________________________________________ The oversight contractor will instruct the construction contractors to take necessary measures to maintain site control and limit exposure of persons to hazardous conditions or hazardous materials (if identified). The excavation area will be secured if the excavation pit has to be left open overnight. As needed, H&H and/or the utility contractor shall establish work areas to be demarked with traffic cones, barricades, caution tape, temporary construction fencing (chain link) and/or other appropriate measures. In general, a minimum perimeter of 25 ft should be established around the work area by one or more of the control measures listed above. Where possible, operations will not be conducted in a manner which increases personnel or subcontractor exposure to traffic or other hazards. No unauthorized personnel are to be allowed in the work areas during operations. Safety Briefings Safety briefings will be held on each day during which site work is performed. A minimum of one daily safety briefing will be held on the site by all personnel involved in site operations. Additional safety briefings will be conducted as site conditions or hazards change, when returning to the site following breaks in operation such as lunch or weekends, or at other appropriate times to be determined by on-site personnel or the Project Manager. Records of these safety meetings will be noted on the safety briefing log sheets (provided at the end of this document) and in the field book, and will include the date and time of the briefing, names and affiliations of attendees, and any pertinent subjects of discussion. H&H need not be present at all safety briefings 6 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\HASP for SMP.doc Health & Safety Plan for 3rd and Poplar Street Brownfields Site Additional Information/Notes Reviewed By: Project Manager 7 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\HASP for SMP.doc Health & Safety Plan for 3rd and Poplar Street Brownfields Site Safety Briefing Log Name Signature Affiliation/Company Date 8 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\HASP for SMP.doc Health & Safety Plan for 3rd and Poplar Street Brownfields Site Hospital Directions and Map 9 S:\AAA-Master Projects\Greystar, LLC (GSL)\GSL-001 3rd St. and Poplar St\Soil Management Plan\HASP for SMP.doc Carolinas Career Carolinas.JobsOnline.com Carolinas Career. Now Hiring in Your Area. Ad PrintMap & Directions Map Only Directions Only Total Distance: 2.31 mi— Total Time: 7 mins Map Layout Expand AllW 3rd St & S Poplar St, Charlotte, NC 28202 Head toward S Church St on W 3rd St Go for 1.2 mi Hide Turn right onto S Kings Dr Go for 0.9 mi Hide Turn right onto Medical Center Dr Go for 423 ft Hide Turn right onto Blythe Blvd Go for 0.2 mi Hide Enter notes here 255 A W 3rd St & S Poplar St, Charlotte, NC 28202 B Carolinas Medical Center, 1000 Blythe Blvd, Charlotte, NC 28203 A 1km 1mi A B Satellite Page 1 of 2Driving directions to Carolinas Medical Center, 1000 Blythe Blvd, Charlotte, NC 28203 o... 10/3/2014https://maps.yahoo.com/obp/directions/?lat=35.2151212995908&lon=-80.8402776718139... Expand All Arrive at Blythe Blvd. The trip takes 2.3 mi and 7 mins. Hide Carolinas Medical Center, 1000 Blythe Blvd, Charlotte, NC 28203B When using any driving directions or map, it is a good idea to double check and make sure the road still exists, watch out for construction, and follow all traffic safety precautions. This is only to be used as an aid in planning Page 2 of 2Driving directions to Carolinas Medical Center, 1000 Blythe Blvd, Charlotte, NC 28203 o... 10/3/2014https://maps.yahoo.com/obp/directions/?lat=35.2151212995908&lon=-80.8402776718139... Appendix D Vapor Liner Recommended Specifications 1. Product Name Stego Wrap Class A Vapor Retarder 2. Manufacturer Stego Industries, LLC 216 Avenida Fabricante, Suite 101 San Clemente, CA 92672 Sales, Technical Assistance Ph: (877) 464-7834 Fx: (949) 257-4113 www.stegoindustries.com 3. Product Description USES: Stego Wrap Class A is used as an exceptional vapor retarder. COMPOSITION: Stego Wrap Class A is a multi-layer plastic extrusion manu- factured with only high grade prime, virgin, polyolefin resins. ENVIRONMENTAL FACTORS: Stego Wrap Class A can be used in systems for the control of soil gases (radon, methane), soil poisons (oil by-products) and sulfates. Vapor Retarders 07 26 00, 03 30 00 5. Installation UNDER SLAB: Unroll Stego Wrap Class A over an aggregate, sand or tamped earth base. Overlap all seams a mini- mum of six inches and tape using Stego Tape or Crete Claw® Tape. All penetrations must be sealed using a combination of Stego Wrap and Stego accessories. For additional information, please refer to Stego's complete installation instructions. 6. Availability & Cost Stego Wrap Class A is available nation- ally via building supply distributors. For current cost information, contact your local Stego Wrap distributor or Stego Industries’ sales department. 7. Warranty Stego Industries, LLC believes to the best of its knowledge, that specifica- tions and recommendations herein are accurate and reliable. However, since site conditions are not within its control, Stego Industries does not guarantee results from the use of the information provided and disclaims all liability from any loss or damage. No warranty, express or implied, is given as to the merchantability, fitness for a particular purpose, or otherwise with respect to the products referred to. 8. Maintenance None required. 9. Technical Services Technical advice, custom CAD drawings, and additional information can be obtained by contacting Stego Industries’ technical assistance department or via the website. 10. Filing Systems • Stego Industries’ website • Buildsite • 4Specs STEGO INDUSTRIES, LLC Stego® Wrap Class A Vapor Retarder 04/2013Stego, the stegosaurus logo, Crete Claw, and StegoTack are all deemed to be registered and protectable trademarks of Stego Industries, LLC. TABLE 1: PHYSICAL PROPERTIES OF STEGO WRAP CLASS A VAPOR RETARDER PROPERTY TEST RESULTS Under Slab Vapor Retarders ASTM E 1745 Class A, B & C – Standard Specification for Water Vapor Retarders Used in Contact with Soil or Granular Fill under Concrete Slabs Exceeds Class A, B & C Water Vapor Permeance ASTM F 1249 – Test Method for Water Vapor Transmission Rate Through Plastic Film and Sheeting Using a Modulated Infrared Sensor 0.0254 perms Puncture Resistance ASTM D 1709 – Test Methods for Impact Resistance of Plastic Film by Free-Falling Dart Method 3466 grams Tensile Strength ASTM D 882 – Test Method for Tensile Properties of Thin Plastic Sheeting 50.60 lbf/in. Permeance After Conditioning ASTM E 154 Section 8, F 1249 – Permeance after wetting, drying, and soaking 0.0258 perms(ASTM E 1745 ASTM E 154 Section 11, F 1249 – Permeance after heat conditioning 0.0259 permsSections 7.1.2 - 7.1.5) ASTM E 154 Section 12, F 1249 – Permeance after low temperature conditioning 0.0241 perms ASTM E 154 Section 13, F 1249 – Permeance after soil organism exposure 0.0245 perms Thickness ACI 302.1R-04 – Minimum Thickness (10 mils) 10 mils Roll Dimensions 14 ft. wide x 210 ft. long or 2,940 ft2 Roll Weight 140 lbs. Note: perm unit = grains/(ft2 *hr* in.Hg) Test results above are for Stego Wrap products made as of March 15, 2013. If you have product made prior to March 15, 2013 please refer to Stego literature dated 10/12 for representative test results or call your local Stego Representative with questions. 4. Technical Data FLORPRUFE®120 Integrally bonded vapor protection for slabs on grade Grace Waterproofing Products Product Advantages •Forms a powerful integral seal •Protects valuable floor finishes •Ultra low vapor permeability •Durable, chemical resistant •Lightweight and easy to apply Florprufe complies with the latest recommenda-tions ofACI Committees 302 and 360, i.e. forslabs with vapor sensitive coverings, the locationof the vapor barrier should always be in directcontact with the slab1.The membrane is loose laid onto the prepared sub-base, forming overlaps that can be eithermechanically secured or taped. The unique bondof Florprufe to concrete provides continuity ofvapor protection at laps.Alternatively, if a tapedsystem is preferred, self-adhered Preprufe ®Tapecan be used to overband the laps.Slab reinforcement and concrete can be placedimmediately. Once the concrete is poured, an inte-gral bond develops between the concrete andmembrane.InstallationHealth & SafetyRefer to relevant Material Safety Data Sheet.Complete rolls should be handled by 2 persons.Florprufe 120 can be applied at temperatures of25ºF (-4ºC) or above. Membrane installation isunaffected by wet weather. Installation and detail-ing of Florprufe 120 are generally in accordancewithASTM E1643-98. DescriptionFlorprufe®120 is a high perfor-mance vaporbarrier with Grace’sAdvanced Bond Technology TMthat forms a unique seal to the underside ofconcrete floor slabs.Comprising a highly durable polyolefin sheet anda specially developed, non-tacky adhesive coating,Florprufe 120 seals to liquid concrete to provideintegrally bonded vapor protection.Florprufe exceedsASTM E1745 ClassArating.Advantages• Forms a powerful integral seal to the undersideof concrete slabs• Protects valuable floor finishes such as wood,tiles, carpet and resilient flooring from damageby vapor transmission• Direct contact with the slab complies with thelatest industry recommendations• Remains sealed to the slab even in cases ofground settlement• Ultra low vapor permeability• Durable, chemical resistant polyolefin sheet• Lightweight, easy to apply, kick out rolls• Simple lap forming with mechanical fixingsor tapeUseFlorprufe 120 is engineered for use below slabs ongrade with moisture-impermeable or moisture-sensitive floor finishes that require the highestlevel of vapor protection. Drawings are for illustration purposes only. Please refer to www.graceconstruction.com for specific application details. 1 ACI 302.1R-96 Building wall Exterior grade at or below level of subgrade— slope away from structure FootingTypical Assembly Bituthene Liquid Membrane Compacted subgrade Moisture sensitive flooring Concrete slab Florprufe 5 in. x 8 in. open drain rock Expansion board (optional) Preprufe Tape www.graceconstruction.com For technical assistance call toll free at 866-333-3SBM (3726) Florprufe and Preprufe are registered trademarks of W. R. Grace & Co.–Conn.We hope the information here will be helpful. It is based on data and knowledge considered to be true and accurate and is offered for the users’consideration, investigation and verification, but we do not warrant the results to be obtained. Please read all statements, recommendations orsuggestions in conjunction with our conditions of sale, which apply to all goods supplied by us. No statement, recommendation or suggestion isintended for any use which would infringe any patent or copyright. W. R. Grace & Co.–Conn., 62 Whittemore Avenue, Cambridge, MA 02140.In Canada, Grace Canada, Inc., 294 Clements Road, West, Ajax, Ontario, Canada L1S 3C6.This product may be covered by patents or patents pending.Copyright 2007. W. R. Grace & Co.–Conn.PF-001G Printed in U.S.A.3/07 FA/LI/1M Prepare substrate in accordance withACI 302.1RSection 4.1. Install Florprufe 120 over the leveledand compacted base. Place the membrane with thesmooth side down and the plastic release liner sideup facing towards the concrete slab. Remove anddiscard plastic release liner. End laps should bestaggered to avoid a build up of layers. Succeed-ing sheets should be accurately positioned tooverlap the previous sheet 2 in. (50 mm) along themarked lap line.Laps1.Mechanical fastening method—To prevent the membrane from moving andgaps opening, the laps should be fastenedtogether at 39 in. (1.0 m) maximum centers. Fixthrough the center of the lap area using 0.5 in.(12 mm) long washer-head, self-tapping, galva-nized screws (or similar) and allowing the headof the screw to bed into the adhesive compoundto self-seal. It is not necessary to fix themembrane to the substrate, only to itself. Ensurethe membrane lays flat and no openings occur.(See Figure 1.)Additional fastening may berequired at corners, details, etc. Continuity isachieved once the slab is poured and the bond toconcrete develops. OR2.Taped lap method—For additional security use Grace Preprufe Tapeto secure and seal the overlaps. Overband thelap with the 4 in. (100 mm) wide Preprufe Tape,using the lap line for alignment. Remove plasticrelease liner to ensure bond to concrete.PenetrationsMix and apply Bituthene Liquid Membrane detail-ing compound to seal around penetrations such asdrainage pipes, etc. (See Figure 2 and refer to theBituthene Liquid Membrane data sheet, BIT-230.)Concrete PlacementPlace concrete within 30 days. Inspect membraneand repair any damage with patches of PreprufeTape. Ensure all liner is removed from membraneand tape before concreting. SupplyFlorprufe 120Supplied in rolls 4 ft x 115 ft (1.2 m x 35 m)Roll area 460 ft 2 (42 m 2)Roll weight 70 lbs (32 kg) approx.Ancillary ProductsPreprufe Tape is packaged in cartons containing 4 rolls that are 4 in. x 49 ft (100 mm x 15 m).Bituthene Liquid Membrane is supplied in 1.5 gal (5.7 L) pails. Preprufe Tape Bituthene Liquid Membrane FlorprufeFigure 2Figure 1 Physical Properties: Exceeds ASTM E1745 Class A ratingPropertyTypical Value Test MethodColorWhiteThickness (nominal)0.021 in. (0.5 mm)ASTM D3767—method AWater vapor permeance 0.03 perms ASTM E96—method B1Tensile strength 65 lbs/in.ASTM E1541Elongation300%ASTM D412Puncture resistance 3300 gms ASTM D17091Peel adhesion to concrete >4 lbs/in.ASTM D903 1. Test methods that comprise ASTM E1745 standard for vapor retarders