10002_Rea_ BF Redevelopment Notification 2012_4_12

Brownfields Redevelopment Notification Letter – Rev. 1 S&ME Project Number 1354-11-198A Silos, Charlotte, NC (Brownfields Site No. 11009-07-60) April 12, 2012 ______________________________________________________________________________________
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The Land Use Restrictions as stated in the Amended BFA are listed below, followed by
responses and comments that address the restrictions in accordance with the current site
redevelopment and construction plans:
1. No use may be made of the Brownfields Property other than for office, retail and
other commercial purposes, and residential purposes, along with ancillary uses
such as parking, roadways, open space and storm water management, all as
limited by these Land Use Restrictions. The site is being redeveloped as a multi-family residential property containing
eight (8) buildings ranging from three to four stories in height, along with
associated paved parking and drive areas with limited landscape areas. Figure 3
indicates the current conceptual plan for the redevelopment.
2. No building may be constructed on the Brownfields Property until DENR has
been consulted regarding the proximity of the planned building to the Brownfields
Property’s volatile contaminant plume. If DENR determines that the footprint of
the building would fall within one hundred (100) feet of said plume, it may not be constructed without a vapor barrier system and/or mechanical or passive vapor mitigation system, or other effective vapor mitigation system approved by the
DENR. Within thirty (30) days following installation of the barrier and/or
mitigation system, DENR shall be provided certification of proper installation
under seal of a professional engineer licensed in North Carolina, as well as photographs illustrating the installation and a brief narrative describing it. With DENR’s prior written approval, additional investigation activities including,
without limitation, soil gas samples, performed to DENR’s written satisfaction,
may be conducted, and installation of a mitigation system possibly excused, so
long as the proponent makes a written commitment to install a mitigation system if DENR so requires based on review of a report of the investigation activities.
Based on the latest groundwater sampling data and plume extent maps of various
detected volatile organic compounds (VOCs) provided in the Annual
Groundwater Monitoring Report prepared by Hart & Hickman, PC and dated
November 7, 2011, the extent (contaminant plume) of VOC groundwater concentrations exceeding their respective NCAC 15A .0202 2L Groundwater
Quality Standards (2L Standards) is indicated on Figure 4. Additionally, Figure
4 projects an approximate 100 foot radius from the plume relative to the footprints
of proposed site buildings. As indicated on the figure, the eastern portion of
proposed Building 5 is located above the contaminant plume. The remaining portion of proposed Building 5, as well as portions of proposed Buildings 1, 3, 4,
and 6 located within 100 foot radius of the plume. However, due to the minimal
vapor concerns posed by the construction of Buildings 3 and 4, which will be
located at the very edges of the 100 foot buffer, DENR Brownfields granted a
vapor mitigation variance for these buildings. As set out in a March 8, 2012 email from DENR Brownfields, the installation of vapor mitigation measures
Brownfields Redevelopment Notification Letter – Rev. 1 S&ME Project Number 1354-11-198A Silos, Charlotte, NC (Brownfields Site No. 11009-07-60) April 12, 2012 ______________________________________________________________________________________
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below these buildings is no longer required. A copy of the variance email is in
included in Appendix I.

In accordance with the Amended BFA, the above referenced variance, and conversations and correspondences between S&ME and the DENR Brownfields
following submittal of the previously referenced March 12, 2012 Notification,
Building 5 will be constructed with an active vapor mitigation system, as well as a
spray-on type vapor barrier (e.g., Liquid Boot®, Geo-Seal®, or similar), under the
building slab. Since Building numbers 1 and 6 are not located above the impacted groundwater, but are located within the 100 foot radius, these buildings will be constructed with a spray-on type vapor barrier under each building. Additional
information and specifications of the vapor barriers and active mitigation system
designed for these site buildings is included in the Technical Specifications
provided by WSP-Sells included in Appendix II. As specified in the Amended BFA, within 30 days following the installation of
the above referenced vapor barriers and active mitigation system, DENR will be
provided with a letter report that will include a summary of the installation
activities including photographs taken during the installation and a certification of proper installation under seal of a professional engineer licensed in North Carolina. In accordance with the Amended BFA and as previously discussed with
DENR Brownfields, no further performance testing will be conducted or required.

3. No activities that encounter, expose or use groundwater (for example installation of water supply wells, fountains, ponds, lakes or swimming pools, or construction or excavation activities that encounter or expose groundwater) may occur on the
Brownfields Property without prior sampling and analysis of groundwater to the
written satisfaction of DENR in any areas proposed for such activities, and submittal of the analytical results to DENR. If such results disclose to DENR contamination in excess of North Carolina’s groundwater quality standards, the proposed activities may not occur without the prior written approval of DENR on
such conditions as DENR imposes, including at a minimum compliance with plans
and procedures, approved pursuant to applicable law, to protect public health and the environment during proposed activities. No activities, either during construction and/or after completion of construction
and property occupation, are anticipated that would encounter, expose or use
groundwater at the Brownfields Property. However, if groundwater is
encountered during construction, WF Silos will contact DENR to discuss appropriate steps for groundwater management.
4. No mining may be conducted on or under the Brownfields Property, including,
without limitation, extraction of coal, oil, gas or any other minerals or non-mineral substances.
Brownfields Redevelopment Notification Letter – Rev. 1 S&ME Project Number 1354-11-198A Silos, Charlotte, NC (Brownfields Site No. 11009-07-60) April 12, 2012 ______________________________________________________________________________________
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Since the site is being redeveloped for multi-family residential use, no mining will
be conducted on or under the Brownfields Property.

5. No basements may be constructed on the Brownfields Property unless they are, as determined by DENR, vented in conformance with applicable building codes.

The site redevelopment and constructions plans do not include basements for any
of the proposed site buildings on the Brownfields Property.
6. None of the contaminants known to be present in the environmental media at the
Brownfields Property, including those listed in the groundwater table appearing
in (2)a. above [of the Amended BFA] may be used or stored at the Brownfields
Property without the prior written approval of DENR, except in de minimis amounts for cleaning and other routine housekeeping activities.
Since the site is being redeveloped for multi-family residential use, none of the
contaminants known to be present in the environmental media at the Brownfields
Property, including those listed in the groundwater table appearing in (2)a. of the
Amended BFA will be used or stored at the Brownfields Property, except in de minimis amounts for cleaning and other routine housekeeping activities.

7. The Brownfields Property may not be used as a park or for sports of any kind,
including, but not limited to, golf, football, soccer and baseball, except in areas where two feet of clean fill, or another cover that meets with DENR’s advance written approval, are installed to DENR’s written satisfaction, and delineated to
DENR’s written satisfaction as “Recreation Approved” areas on the plat
component of this Notice.

The Brownfields Property is being redeveloped for multi-family residential use and does not include areas to be used as a park or for sports of any kind.
Additionally, the Brownfields Property will have limited grass or landscaped
areas.

8. The Brownfields Property may not be used for agriculture, grazing, timbering or timber production.

The Brownfields Property is being redeveloped for multi-family residential use,
and therefore, will not be used for agriculture, grazing, timbering or timber
production.
9. The Brownfields Property may not be used as a playground, or for child care
centers or schools, except in areas where two feet of clean fill, or another cover
that meets with DENR’s advance written approval, are installed to DENR’s written satisfaction, and delineated to DENR’s written satisfaction as “Approved for________” (“Playground”, “Child Care Center” or “School”) areas on the
plat component of this Notice.
Brownfields Redevelopment Notification Letter – Rev. 1 S&ME Project Number 1354-11-198A Silos, Charlotte, NC (Brownfields Site No. 11009-07-60) April 12, 2012 ______________________________________________________________________________________
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The Brownfields Property is being redeveloped for multi-family residential use
and will not include a playground, child care center or school.
10. The Brownfields Property may not be used for kennels, private animal pens or
horse-riding, except in areas where two feet of clean fill, or another cover that
meets with DENR’s advance written approval, are installed to DENR’s written
satisfaction, and delineated to DENR’s written satisfaction as “Approved for _________” (“Kennels”, “Private Animal Pen” or “Horse-Riding”) areas on the plat component of this Notice. This provision does not preclude legal household
pets kept in compliance with law.

The Brownfields Property is being redeveloped for multi-family residential use
and will not include kennels, private animal pens or horse-riding areas. However, household pets are likely in some of the residences.

11. No party conducting environmental assessment or remediation at the Brownfields
Property at the direction of, or pursuant to a permit or order issued by, DENR may be denied access to the Brownfields Property for purposes of conducting such assessment or remediation.

No party conducting environmental assessment or remediation at the Brownfields
Property at the direction of, or pursuant to a permit or order issued by, DENR will
be denied access to the Brownfields Property for purposes of conducting such assessment or remediation. Additionally, since there is on-going groundwater
monitoring being conducted at the Brownfields Property, WF Silos has granted
access to the responsible party, NC DOT, for future environmental activities.

12. The owner of any portion of the Brownfields Property where any existing or later DENR-approved monitoring well is damaged shall be responsible for repair of
any such wells to DENR’s written satisfaction and within a time period
acceptable to DENR.

WF Silos worked with the responsible party, NC DOT, to reach an agreement on what wells are to be replaced after abandonment and which wells are to be
abandoned and not replaced. There are currently five (5) existing monitoring
wells (SMW-3R, SMW-4R, SMW-8R, SMW-9R, and DMW-1) being used for
annual groundwater monitoring activities for the release associated with the
former Rea Asphalt Plant. These wells will be abandoned prior to construction of the site buildings, parking and roadways, but will be replaced after completion of
site construction activities at locations indicated on the attached Figure 5. The
area also contains two existing, damaged monitoring wells (assumed to be former
temporary monitor wells TMW- 5 and TMW-6 reportedly installed by others
during a former site assessment for a potential purchase and redevelopment project). Since these wells are not used for ongoing monitoring purposes, they
Brownfields Redevelopment Notification Letter – Rev. 1 S&ME Project Number 1354-11-198A Silos, Charlotte, NC (Brownfields Site No. 11009-07-60) April 12, 2012 ______________________________________________________________________________________
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will not be replaced. The location of these temporary wells is provided on Figure
5.

13. During January of each year after the year in which this Notice (Amended BFA) is recorded, the then current owner of any part of the Brownfields Property shall
submit a notarized Land Use Restriction Update to DENR certifying that:
a. The Notice of Brownfields Property containing these Land Use
Restrictions remains recorded at the Mecklenburg County Register of Deeds office; b. The land use restrictions are being complied with; and
c. Any vapor barrier and/or mitigation systems installed pursuant to land use
restriction 2 above are performed as designed, and the uses of the ground
floors of any building containing such barrier and/or mitigation systems have not changed (unless they have changed, in which case a certification update of uses shall be submitted).
d. A certification that the geotextile liner and clean fill referenced in
paragraph 5.a. of the Amended Brownfields Agreement attached as
Exhibit A are being properly maintained.
A Land Use Restriction Update will be submitted to the DENR by the owner of
the Brownfields Property in January of each year that will address items a through
d above. Additionally, the geotextile will only be disturbed during boring for the
installation of the three replacement monitoring wells (SMW-8R, SMW-9R, and
DMW-1) and by the driving of wooden piles through portions of the fabric to support the foundation of Building 5 (Figure 4). During the advancement of the
wooden piles, no soils will be removed (i.e., no augering or boring of soils will be
conducted), the piles will be driven. Also, the geotextile currently has
approximately 4 to 6 feet of fill soils above and, current development plans
propose placing additional soils (ranging from approximately 0.5 to 2 feet) above the current land (soil) surface.

FIGURES

Scale: AS SHOWN
Checked by: MNM
Drawn by: RAS
Date: 6/30/11
USGS Topographic Map
Silos Site
121 Lancaster Street
Charlotte, North Carolina

Figure

1 S&ME Project No.: 1354-11-198A
Site Area
Charlotte West USGS Quadrangle dated 1993 and Charlotte East USGS Quadrangle dated 1967 and Photorevised in 1988.

Scale: AS SHOWN
Checked by: MNM
Drawn by: RAS
Date: 6/30/11
2009 Aerial Photographic Map
Silos Site
121 Lancaster Street
Charlotte, North Carolina

Figure

2 S&ME Project No.: 1354-11-198A
Map obtained from Mecklenburg County GIS Website
Site Boundary

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REFERENCE:BASE MAP PROVIDED BY DESIGN RESOURCE GROUP, PA. PLEASE NOTE THIS MAP IS FOR INFORMATIONAL PURPOSES ONLY. IT IS NOTMEANT FOR DESIGN, LEGAL, OR ANY OTHER USES. THERE ARE NO GUARANTEES ABOUT ITS ACCURACY. S&ME, INC. ASSUMES NORESPONSIBILITY FOR ANY DECISION MADE OR ANY ACTIONS TAKEN BY THE USER BASED UPON THIS INFORMATION.
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CLD1354-11-198
1-6-121" = 60'
F-0176
PROPOSED WF SILOS COMMUNITY
CHARLOTTE, NORTH CAROLINA
LANCASTER STREET & YOUNGBLOOD STREET
PROPOSED SITE BUILDINGS
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CLD1354-11-198
1-6-121" = 60'
F-0176
PROPOSED WF SILOS COMMUNITY
CHARLOTTE, NORTH CAROLINA
LANCASTER STREET & YOUNGBLOOD STREET
AND PROPOSED REPLACEMENT LOCATIONS
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APPENDIX I

March 8, 2012 EMAIL GRANTING VARIANCES FOR VAPOR
BARRIERS AT BUILDINGS 3 & 4
STEP IN SLAB PROPOSED PILE LOCATION(FOR REFERENCE ONLY)
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INTAKE LINE 2:(SIMILAR TO INTAKE 1)INTAKE LINE 1:- AURA PV-4 POP VENT- 4"Ø SOLID PVC- 4"Ø 90° PVC ELBOW (VERT., UP)- 4"Ø PVC TO HDPE ADAPTOR- 12" ADS AdvanEDGE SIDE OUTLET (4"Ø - TURNED DOWN) WITH 12" ADS AdvanEDGE END CAP
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