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HomeMy WebLinkAboutCONFLUENCE - PDP - PDP170001 - SUBMITTAL DOCUMENTS - ROUND 1 - ENVIRONMENTAL REPORTPhase I Environmental Site Assessment Report Education and Life Training Center 401 Linden Street Fort Collins, CO 80524 Larimer County, Colorado submitted to: Education and Life Training Center 401 Linden Street Fort Collins, CO 80524 prepared by: National Inspection Services® Stuart Professional Park 1136 East Stuart Street, Suite 4204 Fort Collins, Colorado 80525 970.482.1976 June 25, 2014 National Inspection Services® Commercial & Environmental Stuart Professional Park 1136 East Stuart Street, Suite 4204 Fort Collins, Colorado 80525-1193 (970) 482-1976 • Fax (970) 482-3388 Email: info@nationalinspection.net www.nationalinspection.net June 25, 2014 Education and Life Training Center Attn: Tracy Mead 401 Linden Street Fort Collins, CO 80524 Re: Education and Life Training Center 401 Linden Street Fort Collins, CO 80524 Dear Ms. Mead, National Inspection Services® has completed a Phase I Environmental Site Assessment (ESA) for the above referenced property in general accordance with ASTM Practice 1527- 13 and the United States Environmental Protection Agency’s All Appropriate Inquiry directive. This assessment has revealed the following recognized environmental conditions (RECs), potential RECs, and/or best practice recommendations associated with the Property or surrounding properties. The following findings are based on the site reconnaissance and/or historical database findings:  Potential REC - The GeoSearch database report indicates that the north/northeast portion of the Property may have been utilized as a historical solid waste landfill. GeoSearch gathered this information from the Colorado Department of Public Health and Environment, Hazardous Materials Waste Management Division (HMWMD) and other various state and local agencies. National Inspection Services® contacted the HMWMD regarding this historical solid waste landfill; records confirming this finding were not reasonably attainable. This finding is considered a potential REC to the Property. Additionally, available City Directories indicate that the Property was utilized as a laundry facility from at least 1925 to 1933. Specific operations and potential chemicals utilized during this operation as a laundry facility are not known; however, this finding is considered a potential REC to the Property. Solid waste landfills can pose a threat to human health and the environment. Contaminants from the dumped waste can leach into groundwater and/or be washed into on and off-site surface water sources. The natural break down of waste in landfill operations can produce methane and carbon dioxide gases which have the potential is extrude into the atmosphere and/or contaminate groundwater. Other non- methane organic compounds (NMOCs) may exist at landfill operations; these NMOCs may include toxic compounds such as benzene, toluene, chloroform, vinyl chloride, and carbon tetrachloride. Other contaminants from dumped and/or landfilled materials may exist in the soil and/or groundwater/surface water at the Property including, but not limited to: asbestos, lead-based paint, polychlorinated biphenyls (PCBs), and mercury. Dry cleaning facilities have historically utilized a hazardous chemical known as perchloroethylene (perc). Specific operations and potential chemicals utilized during the Property’s use as a laundry facility are not known; however, the use of perc could not be ruled out. The release of perc can be a significant risk to human health and the environment. Based on the Property’s past use as a solid waste landfill and laundry facility, National Inspection Services® recommends the following: Depending on the expected use of the Property, a subsurface soil and groundwater investigation should be conducted at various locations throughout the Property. It is recommended that direct-push soil borings be advanced at various locations throughout the Property to a depth of 15-20 feet below grade surface (bgs), or until groundwater is encountered. Each sampling interval (4-5 feet) should be field screened for VOCs and appropriately documented. The interval with the highest VOC reading and/or staining/odor, should be sampled and analyzed for VOCs (to include perc), SVOCs, PCBs, and metals. Surficial and subsurface soil samples should be collected and analyzed for asbestos, via polarized light microscopy (PLM). At least one on-site groundwater sample should be collected from a soil boring location; a temporary monitoring well installation may be necessary; if possible, the groundwater sample should be collected from a downgradient location (easterly). All water samples collected should be analyzed for VOCs (to include perc), SVOCs, PCBs, and metals. One soil boring location should represent a crossgradient location and one should represent a downgradient location. All soil and groundwater sampling should be conducted per guidelines and protocols set forth in Appendix B of the Colorado Department of Labor and Employment Division of Oil and Public Safety (OPS) Petroleum Storage Tank Owner/Operator Guidance Document (Guidance Document) as well as sampling protocol set forth by the Colorado Department of Public Health and Environment (CDPHE).  Potential REC - A Limited Asbestos Inspection for Client Inquiry was conducted as part of the scope of this Phase I ESA. Limited sampling was conducted on June 17, 2014 by Brandon Cochran, Colorado Certified Asbestos Building Inspector. This limited asbestos inspection was for client inquiry only and NOT for renovations and/or demolition of specific materials. Work-specific sampling may be necessary for any future renovation/demolition. The maroon 12x12 floor tile in Classroom 4, white texture in Office 4, and the linoleum in Classroom 3 were confirmed to be asbestos containing materials (ACMs). The maroon 12x12 floor tile was assessed in good condition and non-friable, approximately 8 ft2 . The white texture and linoleum were assessed in damaged condition and friable (approximately 150 ft2 and 120 ft2 , respectively). Prior to any renovation/demolition activities that may impact these materials, these materials should be abated by a Colorado Certified Asbestos Abatement contractor in accordance to Colorado Regulation 8. All associated debris and overspray should also be abated prior to renovation/demolition activities. Any materials not sampled during this limited asbestos inspection should be assumed to be an ACM until confirmed otherwise by a Colorado Certified Asbestos Building Inspector. See the Limited Asbestos Inspection Report in Appendix H. Additionally, due to the expected previous use of the Property as a solid waste landfill, asbestos containing materials may be a contaminant in the surficial soils at the Property. See the recommendations above.  Best Practice - A lead-based paint (LBP) inspection was not within the scope of this Phase I ESA. The original portion of the Property building was constructed prior to 1978; therefore, all painted surfaces on the interior and exterior of these areas should be assumed to be a LBP until confirmed otherwise by a Colorado Certified Lead Based Paint Inspector. Prior to any renovation which may impact these paints, a LBP inspection should be conducted, unless paints are assumed to be LBPs. LBPs should be handled in strict accordance to applicable federal, state, and local regulations, including worker exposure monitoring regulated by the Occupational Safety and Health Administration (OSHA).  Best Practice - Radon testing of the Property was not within the scope of this Phase I ESA. The US EPA has prepared a map to assist National, State, and local organizations to target their resources and to implement radon-resistant building codes. The map divides the country into three Radon Zones. Zone 1 being those areas with the average predicted indoor radon concentration in residential dwellings exceeding the EPA action limit of 4.0 picoCuries per Liter (pCi/L), Zone 2 with a predicted average indoor radon screening level between 2.0 and 4.0 pCi/L, and Zone 3 with a predicted average indoor radon screening level less than 2.0 pCi/L. It is important to note that the EPA has found homes with elevated levels of radon in all three zones, and the EPA recommends site specific testing in order to determine radon levels at a specific location. However, the map does give a valuable indication of the propensity of radon gas accumulation in structures. Review of the EPA Map of Radon Zones places the Property in Zone 1. The Property is currently utilized as a commercial property; however, the business owner may wish to conduct sampling on the interior of the Property building to ensure workers and other inhabitants are not exposed to radon levels exceeding 4.0 pC/L. Radon test kits can generally be obtained at local health departments at a minimal cost. See the EPA Radon Zone Map in Appendix D. If you have any questions regarding the findings or conclusions presented in this report, please contact me at your convenience. Sincerely, National Inspection Services® William J. Warren President bill.warren@nationalinspection.net Phase I Environmental Site Assessment Report – 401 Linden Street, Fort Collins, CO 80524 TABLE OF CONTENTS EXECUTIVE SUMMARY .............................................................................................................................................. 6 1.0 INTRODUCTION ............................................................................................................................................... 10 1.1 Purpose ................................................................................................................................................ 10 1.2 Detailed Scope of Services .................................................................................................................. 10 1.3 Significant Assumptions ......................................................................................................................... 11 1.4 Limitations and Exceptions ................................................................................................................... 11 1.5 Special Terms and Conditions ............................................................................................................... 11 1.6 Use Reliance ............................................................................................................................................. 12 2.0 SITE DESCRIPTION .............................................................................................................................................. 13 2.1 Location and Legal Description ............................................................................................................ 13 2.2 Current Use of the Property .................................................................................................................. 13 2.3 Description of Site Improvements ........................................................................................................ 13 2.4 Current Use of Adjoining Properties .................................................................................................... 13 3.0 USER PROVIDED INFORMATION ..................................................................................................................... 15 3.1 Title Records ............................................................................................................................................ 15 3.2 Environmental Liens or Activity and Use Limitation ......................................................................... 15 3.3 Specialized Knowledge ........................................................................................................................... 15 3.4 Commonly Known or Reasonably Ascertainable Information ......................................................... 15 3.5 Valuation Reduction for Environmental Issues .................................................................................. 16 3.6 Owner, Property Manager, and Occupant Information ..................................................................... 16 3.7 Reason for Performing Phase I ESA ...................................................................................................... 16 4.0 RECORDS REVIEW ............................................................................................................................................... 17 4.1 Standard Environmental Record Sources ........................................................................................... 17 4.2 Additional Environmental Record Sources ......................................................................................... 21 4.2.1 County Recorder/Assessor ................................................................................................. 21 4.2.2 Fire Officials ........................................................................................................................... 21 4.2.3 Building Department ............................................................................................................ 22 4.2.4 Other Agencies ...................................................................................................................... 22 4.3 Physical Setting Sources ........................................................................................................................ 22 4.3.1 Topography ........................................................................................................................... 22 4.3.2 Soils/Geology ........................................................................................................................ 22 4.3.3 Hydrology .............................................................................................................................. 23 4.3.4 Flood Zone Information ....................................................................................................... 23 4.3.5 Oil and Gas Exploration ........................................................................................................ 23 4.4 Historical Use Information On The Property ...................................................................................... 23 4.4.1 Aerial Photographs ............................................................................................................... 24 4.4.2 Fire Insurance Maps ............................................................................................................. 24 4.4.4 Historical Topographic Maps .............................................................................................. 25 4.4.5 Prior Assessment Reports ................................................................................................... 25 4.5 Historical Use Information on Adjoining Properties .......................................................................... 25 5.0 SITE RECONNAISSANCE ..................................................................................................................................... 27 5.1 Methodology And Limiting Conditions ................................................................................................ 27 5.2 Solid Waste Disposal ............................................................................................................... 27 5.3 Surface Water Drainage .......................................................................................................... 27 5.4 Wells and Cisterns ................................................................................................................... 27 Phase I Environmental Site Assessment Report – 401 Linden Street, Fort Collins, CO 80524 5.5 Wastewater .............................................................................................................................. 27 5.6 Additional Site Observations .................................................................................................. 27 5.7 Hazardous Materials Used or Stored at the Site .................................................................. 27 5.8 Evidence of Releases ............................................................................................................... 28 5.9 Polychlorinated Biphenyls (PCBs) ......................................................................................... 28 5.10 Landfills .................................................................................................................................. 28 5.11 Pits, Ponds, Lagoons, Sumps, Drains, and Catch Basins ................................................... 28 5.12 On-Site ASTs and USTs ........................................................................................................... 28 5.13 Radiological Hazards ............................................................................................................. 28 5.14 Drinking Water ...................................................................................................................... 28 5.15 Asbestos-Containing Materials (ACM) .................................................................................. 28 5.16 Radon ...................................................................................................................................... 30 5.17 Lead-Based Paint ..................................................................................................................... 30 5.18 Mold Evaluation ..................................................................................................................... 30 6.0 INTERVIEWS ......................................................................................................................................................... 32 6.1 Current Owner ......................................................................................................................................... 32 6.2 Key Site Manager ...................................................................................................................................... 32 6.3 Current and Past Occupants .................................................................................................................... 32 6.4 Agencies .................................................................................................................................................... 32 7.0 CONCLUSIONS AND RECOMMENDATIONS .................................................................................................... 34 7.1 Conclusions .............................................................................................................................................. 34 7.2 Deviations ................................................................................................................................................. 36 8.0 REFERENCES ......................................................................................................................................................... 37 9.0 SIGNATURE OF ENVIRONMENTAL PROFESSIONAL .................................................................................... 38 10.0 CONSULTANT CERTIFICATION ...................................................................................................................... 39 11.0 QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONAL ....................................................................... 40 11.1 Definition of an Environmental Professional ......................................................................................40 11.2 Relevant Experience .............................................................................................................................. 40 Phase I Environmental Site Assessment Report – 401 Linden Street, Fort Collins, CO 80524 29 the Property. 5.12 On-Site ASTs and USTs No evidence of underground storage tanks utilized by the Property were observed during the site reconnaissance. 5.13 Radiological Hazards No radiological waste is reportedly generated at the Property. 5.14 Drinking Water The Property receives its drinking water from the City of Fort Collins. The water supplied to the Property reportedly meets federal and state drinking water standards, including those for lead and copper. 5.15 Asbestos-Containing Materials (ACM) A Limited Asbestos Inspection for Client Inquiry was conducted as part of the scope of this Phase I ESA. Limited sampling was conducted on June 17, 2014 by Brandon Cochran, Colorado Certified Asbestos Building Inspector. This limited asbestos inspection was for client inquiry only and NOT for renovations and/or demolition of specific materials. Work-specific sampling may be necessary for any future renovation/demolition. The maroon 12x12 floor tile in Classroom 4, white texture in Office 4, and the linoleum in Classroom 3 were confirmed to be asbestos containing materials (ACMs). The maroon 12x12 floor tile was assessed in good condition and non-friable, approximately 8 ft2 . The white texture and linoleum were assessed in damaged condition and friable (approximately 150 ft2 and 120 ft2 , respectively). Prior to any renovation/demolition activities that may impact these materials, these materials should be abated by a Colorado Certified Asbestos Abatement contractor in accordance to Colorado Regulation 8. All associated debris and overspray should also be abated prior to renovation/demolition activities. Any materials not sampled during this limited asbestos inspection should be assumed to be an ACM until confirmed otherwise by a Colorado Certified Asbestos Building Inspector. See the Limited Asbestos Inspection Report in Appendix H. Additionally, due to the previous use of the Property as a solid waste landfill, asbestos containing materials may be a contaminant in the surficial soils at the Property. See Section 7.1 regarding this finding.