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Phase 1 Environmental Site Assessment Report

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Phase 1 Environmental Site Assessment Report July 2018 LINEBERGER PROPERTY Phase I Environmental Site Assessment Report GASTONIA, NC BUILD GRANT SUBMITTAL 311-ACRES LINEBERGER ROAD GASTONIA, GASTON COUNTY, NORTH CAROLINA Gaston County Parcel Reference Numbers: 137876 138012 127779 127822 Prepared for: The Lineberger Family Gaston County, North Carolina City of Gastonia, North Carolina Prepared by: Kimley-Horn and Associates, Inc. 802 Gervais Street Adluh Developmental Suite 201 Columbia, SC 29201 Project No. 012647004 2018 Phase I ESA Undeveloped Property Lineberger Road Gastonia, North Carolina Page i PHASE I ENVIRONMENTAL SITE ASSESSMENT GASTONIA, NC BUILD GRANT SUBMITTAL 311-ACRE UNDEVELOPED PROPERTY LINBERGER PROPERTY – LINEBERGER ROAD GASTONIA, GASTON COUNTY, NORTH CAROLINA Prepared for: The Lineberger Family Gaston County, North Carolina City of Gastonia, North Carolina Prepared by: Kimley-Horn and Associates, Inc. 802 Gervais Street Adluh Development Suite 201 Columbia, SC 29201 2018 Phase I ESA Undeveloped Property Lineberger Road Gastonia, North Carolina Page ii TABLE OF CONTENTS SECTION PAGE 1.0 SUMMARY 1 1.1 RECOGNIZED ENVIRONMENTAL CONDITIONS 1 1.2 BUSINESS ENVIRONMENTAL RISKS 1 1.3 DE MINIMIS CONDITIONS 2 2.0 INTRODUCTION 2 2.1 PURPOSE 2 2.2 DETAILED SCOPE OF SERVICES 2 2.3 SIGNIFICANT ASSUMPTIONS 3 2.4 LIMITATIONS AND EXCEPTIONS 3 2.5 SPECIAL TERMS AND CONDITIONS 3 2.6 USER RELIANCE 3 3.0 SITE DESCRIPTION 4 3.1 LOCATION AND LEGAL DESCRIPTION 4 3.2 SITE AND VICINITY GENERAL CHARACTERISTICS 4 3.3 CURRENT USE OF PROPERTY 5 3.4 DESCRIPTIONS OF STRUCTURES, ROADS, AND OTHER IMPROVEMENTS OF THE SITE 5 3.5 CURRENT USE OF ADJOINING PROPERTIES 5 4.0 USER PROVIDED INFORMATION 6 4.1 USER QUESTIONNAIRE 6 4.2 TITLE RECORDS 6 4.3 ENVIRONMENTAL LIENS OR ACTIVITY AND USE LIMITATIONS 6 4.4 SPECIALIZED KNOWLEDGE 6 4.5 VALUATION REDUCTION FOR ENVIRONMENTAL ISSUES 6 4.6 OWNER, PROPERTY MANAGER, AND OCCUPANT INFORMATION 6 4.7 REASON FOR PERFORMING THE ENVIRONMENTAL SITE ASSESSMENT 7 5.0 RECORD REVIEW 7 5.1 STANDARD ENVIRONMENTAL RECORD SOURCES 7 5.2 PHYSICAL SETTING SOURCES 9 2018 Phase I ESA Undeveloped Property Lineberger Road Gastonia, North Carolina Page iii 5.3 HISTORICAL USE INFORMATION ON THE PROPERTY 9 6.0 SITE RECONNAISSANCE 11 6.1 METHODOLOGY AND LIMITING CONDITIONS 11 6.2 GENERAL SITE SETTING 12 6.3 EXTERIOR OBSERVATIONS 12 6.4 INTERIOR OBSERVATIONS 13 7.0 INTERVIEWS 13 7.1 INTERVIEW WITH OWNER 13 7.2 INTERVIEWS WITH GOVERNMENT OFFICIALS 13 8.0 VAPOR EVALUATION 13 9.0 SIGNIFICANT DATA GAPS 14 10.0 FINDINGS 14 10.1 RECOGNIZED ENVIRONMENTAL CONDITIONS 14 10.2 HISTORICAL RECS 15 10.3 CONTROLLED RECS 15 10.4 BUSINESS ENVIRONMENTAL RISKS 15 10.5 DE MINIMIS CONDITIONS 16 11. 0 CONCLUSIONS 16 12.0 DEVIATIONS 17 13.0 QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS 17 FIGURES FIGURE 1 SITE LOCATION MAP FIGURE 2 U.S.G.S. TOPOGRAPHIC MAP FIGURE 3 RECENT AERIAL PHOTOGRAPH FIGURE 4 FIELD RECONNAISSANCE FINDINGS APPENDICES APPENDIX A GASTON COUNTY PROPERTY DOCUMENTATION APPENDIX B ENVIRONMENTAL DATA RESOURCE DATABASE REPORT APPENDIX C HISTORICAL TOPOGRAPHIC MAPS APPENDIX D NRCS SOIL RESOURCE REPORT APPENDIX E USER QUESTIONNAIRE APPENDIX F HISTORICAL AERIAL PHOTOGRAPHS APPENDIX G CITY DIRECTORY APPENDIX H HISTORIC FIRE INSURANCE MAPS APPENDIX I INTERVIEW DOCUMENTATION APPENDIX J SITE PHOTOGRAPHS APPENDIX K PERSONNEL QUALIFICATIONS 2018 Phase I ESA Undeveloped Property Lineberger Road Gastonia, North Carolina Page 1 PHASE I ENVIRONMENTAL SITE ASSESSMENT Undeveloped Property Lineberger Road Gastonia, Gaston County, North Carolina 1.0 SUMMARY Kimley-Horn and Associates, Inc. (Kimley-Horn) was retained by Gaston County, the City of Gastonia, and the Lineberger family (the “Client/s”) to conduct a Phase I Environmental Site Assessment (ESA) on the approximate 311-acre Undeveloped Property (referred to herein as the “subject property” or the “Site”) located north of Interstate 85 in Gastonia, Gaston County, North Carolina (Figure 1). The Site is comprised of four (4) individual property parcels currently owned by one (1) property owner. The Client purchased the undeveloped property parcels with the intent to explore future development options. Property Record Cards obtained from the Gaston County GIS mapping website are attached in Appendix A. This ESA was conducted in general accordance with the accepted principles and methods designed to comply with the procedures outlined in the American Society for Testing and Materials (ASTM) E 1527-13, Standard Practice for Environmental Site Assessments. The purpose of this Phase I ESA was to identify Recognized Environmental Conditions (RECs) as defined in ASTM E 1527-13. The findings contained in this document are based on observations made by Kimley-Horn’s professional staff and information obtained from readily available federal, state, county, and city regulatory agencies at the time of the assessment. 1.1 RECOGNIZED ENVIRONMENTAL CONDITIONS Kimley-Horn identified no evidence of Recognized Environmental Conditions (RECs) in association with the Site. 1.2 BUSINESS ENVIRONMENTAL RISKS Business Environmental Risks (BERs) were identified in association with the current and/or historical use of the Site and adjoining properties. As identified in Section 3.2.11 of the ASTM 1527-13 Standard, BERs are indicative of a risk which can have a material environmentally driven impact on the business associated with the current or planned use of a property. A BER may not be subject to regulatory reporting or corrective measures. The following BERs were identified in association with the subject Site: • The historical use of the Site for silviculture and agriculture production. The historical land use presumably included the application of herbicides, fertilizers, and/or pesticides for tree and crop cultivation. The legal application of these compounds over time can result in localized impacts to the soil and/or groundwater. While all the tracts within the Site have been removed from active silvicultural and agriculture management, and allowed to naturally regenerate with forested communities, any earthwork or soil disturbance associated with future uses may uncover or expose original soil. • Kimley-Horn located multiple topographic drainage features within the subject property, two of which were identified as perineal streams, and another as an intermittent stream. Other topographic drainage features were found to contain small pockets wetland characteristics based on observed hydrology indicators and vegetative communities, but soil observations were not conducted as part of this assessment. Development within streams, streamside riparian zones, or wetland areas of the Site may be subject to additional permitting constraints or regulatory review by the US Army Corps of Engineers (USACE), the NC Division of Water Resources (NCDWR), and/or Gaston County. 2018 Phase I ESA Undeveloped Property Lineberger Road Gastonia, North Carolina Page 2 • The subject property is approximately bisected by overhead power transmission lines and associated easements. The overhead utilities may need to be moved or relocated as part of development within the subject property. Additionally, overhead power transmission line easements in this area have presumably included the use and application of herbicides for easement vegetation management. The legal application of these compounds over time can result in localized impacts to the soil and/or groundwater. Any earthwork or soil disturbance associated with future uses may uncover or expose impacted soils. • Kimley-Horn identified a sanitary sewer line along the western portion of the Site. This utility line and associated easement runs north to south between a service road and perineal stream. Figure 4 shows its approximate location. 1.3 DE MINIMIS CONDITIONS De minimis conditions were identified in association with the current and/or historical use of the Site and adjoining properties. As identified in Section 3.2.22 of the ASTM 1527-13 Standard, de minimis conditions that generally do not present a threat to human health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies. The following de minimis conditions were identified in association with the subject Site: • De minimis dumping of debris and household material was identified in multiple locations along service roads throughout the Site. The duration of dumping and the quantities of discarded material in these areas is unknown. Figure 4 shows the locations of de minimis debris dumping identified in the subject property. Appendix J shows photographs of typical materials observed. 2.0 INTRODUCTION The following is a summary of the purpose, scope of services, and limitations associated with this environmental site assessment. 2.1 PURPOSE The primary purpose of this assessment was to identify RECs associated with the past or present uses of the Site and surrounding properties. The findings contained in this document are based on observations made by Kimley-Horn’s professional staff and information obtained from readily available federal, state, county, and city regulatory agencies available at the time of the investigation. This assessment was conducted using currently accepted principles and methods designed to comply with those procedures outlined in the ASTM E 1527-13, Standard Practice for Environmental Site Assessments. 2.2 DETAILED SCOPE OF SERVICES This assessment represents a reasonable attempt to identify RECs in association with the Site. The methodology for completing
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