HomeMy WebLinkAboutReports - Environmental - 06/11/20241901 Sharp Point Dr Ste C
Fort Collins,CO 80525-4429
P F 970-484-0454
Terracon.com
Facilities | Environmental | Geotechnical | Materials
June 11, 2024
Kentro Group
1509 York Street Suite 201
Denver, Colorado 80206-1408
Attn:Mr. Elliot Smith
es@kentrogroup.com
Re:Proposal for Limited Site Investigation (LSI)
College and Drake
2601 South College Avenue
Fort Collins, Colorado 80525
Terracon Proposal No. P20237116
Dear Mr. Smith:
Terracon Consultants, Inc. (Terracon) appreciates the opportunity to submit this proposal to
Kentro Group (client) to conduct a Limited Site Investigation (LSI) at the above-referenced
site. The purpose of this LSI is to assess recognized environmental conditions (RECs) and/or
site concerns identified in the previous Phase I Environmental Site Assessment (ESA –
Report No. 20237100)dated October 13, 2023, completed for Kentro Group to support the
acquisition of the property.
Scope of Services
(see Section 2.0 of attached
Proposal Detail)
LSI to include advancement of 3 soil borings and soil gas
points. Refer to the attached Exhibit 1 for proposed
sampling locations.
Schedule
(see Section 3.0 of attached
Proposal Detail)
Delivery of report within 10 business days following
receipt of the laboratory analytical report.
Compensation
(see Section 3.0 of attached
Proposal Detail)
Lump sum fee of $12,100
Proposal for Limited Site Investigation (LSI)
College and Drake | Fort Collins,CO
June 11, 2024 | Terracon Proposal No.P20237116
Facilities | Environmental | Geotechnical | Materials
If this proposal meets with your approval, please sign the attached Supplement to
Agreement for Services return to our office via e-mail to Jordan Goff at
jordan.goff@terracon.com for initiation of services. Initiation of services constitutes
agreement and acceptance of the attached conditions as outlined unless otherwise agreed
to in writing. Refer to the attached proposal detail for assumptions and limitations. This
proposal is valid for 30 days.
We appreciate the opportunity to provide our services and look forward to working with you
on this and future projects. In addition to investigation services, Terracon provides
geotechnical, construction materials, and facilities testing and consulting services on a wide
variety of projects locally, regionally, and nationally. For more detailed information on all of
Terracon’s services, please visit our website at www.terracon.com.
If there are any questions regarding this proposal or you would like to discuss the proposed
scope of services, please do not hesitate to contact us.
Sincerely,
Terracon Consultants, Inc.
Jordan D. Goff Kevin R. Saylor, P.E.
Project Geologist Senior Environmental Engineer
Attachments: Proposal Detail
Exhibit 1 – Site Diagram with Proposed Sampling Locations
Table 1 – Sampling and Analytical Program
Supplement to Agreement for Services
Proposal for Limited Site Investigation (LSI)
College and Drake | Fort Collins,CO
June 11, 2024 | Terracon Proposal No.P20237116
Facilities | Environmental | Geotechnical | Materials 1
1.0 Project Information
The property is located at 2601 and 2627 South College Avenue and 132 West Thunderbird
Drive, Fort Collins, Larimer County, Colorado and consists of approximately 6.55-acres
consisting of five parcels (Larimer County Parcel No. 9726114001, 97261000023,
9726120002, 9726120001, and 9726100016) currently improved with three commercial
buildings totaling approximately 39,555 square feet (site). It is our understanding the
properties are developed with multiple commercial buildings including, 2Mazda of Fort
Collins at 2601 South College Avenue, Sherwin-Williams at 2627 South College Avenue, and
a vacant building at 132 West Thunderbird Drive. We further understand that the
anticipated future use of the site is redevelopment with for-rent residential units and retail,
and the purpose of the ESA is to assist the client with acquisition of the site. If this is not
accurate, or if you have additional useful information, please inform us as soon as possible.
(hereinafter, referred to as the site).
2.0 Scope of Services
At your request, the proposed scope of services is in response to the results of Terracon’s
Phase I Environmental Site Assessment (ESA – Report No. 20237100) dated October 13,
2023, prepared by Terracon and is designed to evaluate the following recognized
environmental conditions (RECs) and/or site concerns.
REC/Site Concern Description
Vapor Intrusion
(Residential Exposure
Scenario)
Potential vapor intrusion with exceedances of chloroform and
ethylbenzene above Residential Vapor Intrusion Screening
Levels (VISLs)
At the request of the client, this scope of work was designed to evaluate soil gas conditions
in areas most likely to be impacted based on the previously identified RECs and site
operations. In review of prior reports for the site, the previous ESA also identified an
exceedance of 1,2,4-trimethylbenzene above the Colorado Department of Public Health and
Environment (CPDHE) groundwater screening level; additional groundwater investigation
associated with this exceedance was not included in this scope of work. In addition, it is
noted that a significant data gap was identified during the Phase I ESA associated with a
12,000-gallon UST. Given the unknown location of the former 12,000-gallon UST on the
Proposal for Limited Site Investigation (LSI)
College and Drake | Fort Collins,CO
June 11, 2024 | Terracon Proposal No.P20237116
Facilities | Environmental | Geotechnical | Materials 2
property, the scope of work for this LSI does not include additional investigation associated
with this identified data gap.
2.1 Objectives
The objective of the proposed LSI is to assess the presence of chemicals commonly
associated with the identified RECs and/or site concerns at concentrations above laboratory
reporting limits in the on-site soil gas. For this assessment, the constituents of concern
include select volatile organic compounds (VOCs).This LSI is not intended to define the
extent of potential contamination, but to assess if contaminants of concern are present in
the media in the areas of assessment.
2.2 Field Exploration, Sampling and Laboratory Analytical Program
Terracon proposes to install three soil gas points (SGP-01 through SGP-03) with either a
direct push rig or hand tools to evaluate if VOC vapors are present within the onsite soil gas
at concentrations that may represent a potential vapor intrusion concern. Refer to the
attached Exhibit 1 for the proposed sample locations. The proposed sampling locations may
be modified in the field to account for utility clearance, access limitations, and/or site
conditions. The proposed soil gas point locations were selected based on the findings of the
Phase I ESA report and the proposed redevelopment plan provided by the Client.
The sample points, consisting of 6-inch long stainless steel screened point and Teflon tubing,
will be installed to an approximate depth of 5 feet below the ground surface and backfilled
with silica sand to approximately 6 inches above the top of the screen, followed by hydrated
bentonite to near surface.
Sampling of the soil gas points will be performed a minimum of 12 hours or up to 48 hours
after the soil gas points are installed at each location, depending on the advancement
method selected by the client. Soil gas sampling will be conducted within a polyethylene
shroud placed over the sampling point. Leak detection will be conducted by introducing
helium tracer gas into the sampling shroud through a separate port before sampling and
using a portable helium gas detector to monitor for potential leaks in the sampling train. A
peristaltic pump will be utilized to purge the sample train tubing before collecting the
laboratory sample within a 1-liter summa canister.
After purging the sampling point of approximately three sampling train volumes and
observing that helium concentrations detected through the sampling train are within
acceptable levels (i.e., less than [<]5 percent [%] of the helium concentration in the
shroud), a laboratory-supplied 1-liter summa canister will be filled with soil gas for analysis.
The sample will be collected using dedicated nylon sample tubing equipped with a
Proposal for Limited Site Investigation (LSI)
College and Drake | Fort Collins,CO
June 11, 2024 | Terracon Proposal No.P20237116
Facilities | Environmental | Geotechnical | Materials 3
laboratory-supplied flow regulator allowing for sample collection at a low-flow rate (i.e., 200
ml/min).
Upon completion of sample collection, the summa canister will be closed, secured, and
appropriately labeled with pertinent sample information. Canister pressure will be recorded
before and after sample collection. The sample canisters will be placed into a shipping
container and transported under chain-of-custody to the contract laboratory for analysis.
The samples and completed chain-of-custody forms will be transported to Pace Analytical in
Mt. Juliet, Tennessee for analysis. The soil gas samples will be analyzed for VOCs by USEPA
Method TO-15. The sampling and analytical program, including the number and types of
samples and laboratory analyses, is detailed in the attached Table 1. The client will be
notified of any significant modifications to the sampling locations or analytical parameters.
Investigation and sample collection procedures will be conducted in accordance with local
industry standard practices.
Sampling personnel will wear dedicated nitrile gloves to minimize the potential for sample
cross-contamination. New tubing will be utilized at each sample location. Once samples are
collected, the soil gas points will be removed, and surfaces restored..
2.3 Site Access, Safety, Subsurface Utilities, and Traffic Control
2.3.1 Site Access
Terracon must be granted access to the site by the property owner. By acceptance of this
proposal, without information to the contrary, we consider this as authorization to access
the property for conducting field exploration in accordance with the Scope of Services. Our
proposed fees do not include time to negotiate and coordinate access with landowners or
tenants. Kentro Group shall secure all necessary site related approvals, permits, licenses,
and consents necessary to commence and complete the Services and will execute any
necessary site access agreement.
Terracon will conduct field services during normal business hours (Monday through Friday
between 7:00am and 5:00pm). If our exploration must take place over a weekend or at
night, please contact us so we can adjust our schedule and fee.
2.3.2 Safety
Terracon is committed to the safety of all its employees. As such, and in accordance with
our Incident and Injury Free® safety goals, Terracon will conduct the fieldwork under a site-
specific health and safety plan. The plan will identify site-specific job hazards and proper
pre-task planning and mitigation procedures.
Proposal for Limited Site Investigation (LSI)
College and Drake | Fort Collins,CO
June 11, 2024 | Terracon Proposal No.P20237116
Facilities | Environmental | Geotechnical | Materials 4
Kentro Group will notify Terracon, prior to mobilization, of any restrictions, special site
access requirements, or known potentially hazardous conditions at the site (e.g., hazardous
materials or processes, specialized protective equipment requirements, unsound structural
conditions).
Field services will be performed in USEPA Level D attire.Kentro Group will be responsible for
additional costs should an upgrade to personal protective equipment be required due to
conditions encountered at site.
Terracon will be responsible for supervision and site safety measures for its own employees
but shall not be responsible for the supervision or health and safety precautions for any
third parties, including Kentro Group contractors, subcontractors, or other parties present at
the site. In addition, Consultant retains the right to stop work without penalty at any time
Terracon believes it is in the best interests of Terracon’s employees or subcontractors to do
so to reduce the risk of exposure to the coronavirus. Kentro Group agrees it will respond
quickly to all requests for information made by Terracon related to Terracon’s pre-task
planning and risk assessment processes. Kentro Group acknowledges its responsibility for
notifying Terracon of any circumstances that present a risk of exposure to the coronavirus
or individuals who have tested positive for COVID-19 or are self-quarantining due to
exhibiting symptoms associated with the coronavirus.
2.3.3 Subsurface Utilities
Exploration efforts require borings into the subsurface, therefore Terracon will comply with
local regulations to request a utility location for the site through the state of Colorado’s
utility locating service. Terracon will consult with the landowner/client regarding potential
utilities or other unmarked underground hazards. Based upon the results of this
consultation, we will consider the need for alternative subsurface exploration methods as
the safety of our field crew is a priority.
Terracon proposes to subcontract with a private utility locating service. Fees associated with
this service are included in our Scope of Services.
The detection of underground utilities is dependent upon the composition and construction
of the utility line; some utilities are comprised of non-electrically conductive materials and
may not be readily detected. The use of a private utility locate service does not relieve the
landowner/client of their responsibilities in identifying private underground utilities.
Given the fact that soil borings will be advanced with the property boundaries, traffic control
will primarily consist of the use of traffic cones deployed around soil boring advancement
equipment. In addition, Terracon personnel will employ approved spotting techniques
during equipment mobilization and movement within the site.
Proposal for Limited Site Investigation (LSI)
College and Drake | Fort Collins,CO
June 11, 2024 | Terracon Proposal No.P20237116
Facilities | Environmental | Geotechnical | Materials 5
2.4 Data Evaluation and Project Delivery
Following the completion of field exploration activities and receipt, the data will be analyzed
with respect to the proposed use of the property as indicated by Kentro Group. The results
of the field observations and data analysis review will be discussed with Kentro Group.
A report will be prepared for the property that will include the following:
Executive Summary which includes Findings, Conclusions and Recommendations
related to the project
Documentation of field activities
Site plan showing pertinent site features
Soil boring logs
Analytical laboratory results presented in table format compared to applicable
regulatory program published criteria
Analytical laboratory report
The final written report will reflect results, findings, and recommendations, and, as such,
will take precedence over any verbal reports that Terracon personnel may have provided.
The analysis, comments and recommendations presented in the final written report will be
based on the information collected as discussed in this proposal.
If soil, groundwater, or other environmental releases are discovered during the LSI, the
owner, operator, or similar responsible party may have release reporting obligations under
applicable state law or regulations.
3.0 Project Schedule and Compensation
The LSI report will be submitted to within 10 business days following receipt of the
laboratory analytical results. The actual project schedule will be based on the availability of
environmental drillers and other subcontractors. If schedule delays are anticipated based on
subcontractor availability, weather, and/or encountered site conditions, the client will be
contacted to discuss changes in the schedule.
It is anticipated that the subsurface investigation activities can be completed in one
business day. Standard analytical laboratory turnaround is 7 to 10 business days. If you
would like expedited laboratory turnaround, contact us for the options and associated fees.
The LSI report will be submitted within 7 business days following receipt of the laboratory
analytical report.
Proposal for Limited Site Investigation (LSI)
College and Drake | Fort Collins,CO
June 11, 2024 | Terracon Proposal No.P20237116
Facilities | Environmental | Geotechnical | Materials 6
The Scope of Services outlined in this proposal will be conducted for a lump sum fee of
$12,100.
If, as a result of these services, additional services are required that are outside the scope
of this proposal, you will be contacted to discuss associated costs. Authorization will be
obtained from Kentro Group prior to commencement of additional services outside the scope
of this proposal.
4.0 STANDARD OF CARE, ASSUMPTIONS,
ADDITIONAL SCOPE Limitations and reliance
4.1 Standard of Care
Terracon’s services will be performed in a manner consistent with generally accepted
practices of the profession undertaken in similar studies in the same geographical area
during the same time. Terracon makes no warranties, express or implied, regarding the
findings, conclusions, or recommendations. Terracon does not warrant the work of
laboratories, regulatory agencies, or other third parties supplying information used in the
preparation of the report. These services were performed in accordance with the scope of
work agreed with you, our client, as reflected in our proposal and were not intended to be in
strict conformance with ASTM E1903-19.
If impacted soil or groundwater are discovered during the LSI, the owner, operator, or
similar responsible party may have release reporting obligations under applicable state law
or regulations. The scope of services and estimated fee were based on the assumptions and
limitations noted below.
4.2 Assumptions
The site is readily accessible by truck.
Client will provide to Terracon, prior to mobilization, legal right of entry to the site
(and other areas if required) to conduct the scope of services.
At the Client’s request, a Site Access Agreement will be submitted for authorization
for Terracon and hired subcontractors to complete any activities onsite.
Client will notify Terracon, prior to mobilization, of any restrictions, special site
access requirements, or known potentially hazardous conditions at the site (e.g.,
hazardous materials or processes, specialized protective equipment requirements,
unsound structural conditions, etc.).
Existing site surface will be restored with a similar material to match existing ground
surface.
Proposal for Limited Site Investigation (LSI)
College and Drake | Fort Collins,CO
June 11, 2024 | Terracon Proposal No.P20237116
Facilities | Environmental | Geotechnical | Materials 7
Field services will be performed in U.S. EPA Level D attire. Client will be responsible
for additional costs should an upgrade to personal protective equipment be required
due to conditions encountered at site.
Public utilities will be located using applicable state, regional, and/or local utility
locate services or one-call centers.
Services can be performed during normal business hours (Monday through Friday,
7:00 am to 7:00 pm).
Traffic control services are not required beyond what is stated under Section 2.4.
The site is readily accessible by 2-wheel-drive truck.
If any of these assumptions or conditions are not accurate or change during the project, the
stated fee is subject to change.
4.3 Additional Scope Limitations
Findings, conclusions, and recommendations resulting from these services are based upon
information derived from the on-site activities and other services performed under this
scope of work; such information is subject to change over time. Certain indicators of the
presence of hazardous substances, petroleum products, or other constituents may be latent,
inaccessible, unobservable, nondetectable, or not present during these services. We cannot
represent that the site contains no hazardous substances, toxic materials, petroleum
products, or other latent conditions beyond those identified during this LSI.
Soil vapor data are subject to seasonal variability associated with environmental and
atmospheric conditions and the effects of overlying buildings. Subsurface conditions may
vary from those encountered at specific borings or wells or during other surveys, tests,
assessments, investigations, or exploratory services. The data, interpretations, findings, and
our recommendations are based solely upon data obtained at the time and within the scope
of these services.
4.4 Reliance
This report has been prepared for the exclusive use of Kentro Group and any authorization
for use or reliance by any other party (except a governmental entity having jurisdiction over
the site) is prohibited without the express written authorization of Kentro Group and
Terracon. Any unauthorized distribution or reuse is at Kentro Group’s sole risk.
Notwithstanding the foregoing, reliance by authorized parties will be subject to the terms,
conditions, and limitations stated in the proposal, LSI report, and Terracon’s Agreement for
Services. The limitation of liability defined in the terms and conditions is the aggregate limit
of Terracon’s liability to Kentro Group and all relying parties unless otherwise agreed in
writing. Reliance is subject to an additional fee per Relying Party. Terracon will contact
Kentro Group to discuss the fee if additional parties require Reliance.
APPROXIMATE
SITE BOUNDARY
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Former Loaf N
Jug Fuel
Station 150
West Drake
Avenue
West Drake Road
West Thunderbird Drive
The Vitamin
Shoppe
2600 South
College
Avenue
2614 South
College
2535 South
College Avenue
House Pub
2626 South
College
Avenue
2549 South
College
Avenue
Shopping Center
2721 South College
Bu
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N
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S
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Aspen Grove
Veterinary Care
2633 South College
Avenue
Tortilla Marissa’s
2635 South
College Avenue
Enchante
European Salon
2631 South
College Avenue
Former Top Hat Car
Wash / USTs
215 West Drake Road
SITE DIAGRAM
College and Drake
2601 S College Ave
Fort Collins, CO
1901 Sharp Point Dr Ste C
Fort Collins, CO 80525-4429
DIAGRAM IS FOR GENERAL LOCATION ONLY, AND IS
NOT INTENDED FOR CONSTRUCTION PURPOSES
20237100
AERIAL PHOTOGRAPHY PROVIDED
BY MICROSOFT BING MAPS
CIW
CLR
CLR
AS SHOWN
Exhibits
9/29/23
Scale:
1
ExhibitProject Manager:
Drawn by:
Checked by:
Approved by:
Project No.
File Name:
Date:
CIW
Type and
Designation1 Environmental Concern Advancement Method Estimated
Depth (ft)2
No. of Soil
Analytical
Samples3
Soil Analytical4 Groundwater
Sample? (y/n)Sampling
Method
Groundwater Analytical
Soil Gas
Sample?
(y/n)
Soil Gas
Analytical5
SGP-01 through SGP-
03
Potential vapor intrusion
(residential exposure scenario)Direct Push 5 n/a n/a n n/a n/a y VOCs
Notes:
VOCs = volatile organic compounds by EPA 8260/TO-15
2 Proposed maximum depth based on current knowledge of subsurface conditions and depth to groundwater in area. Depths may be modified based on the actual depth to groundwater or refusal on bedrock. If boring
advancement beyond above depths is necessary, client will be notified to discuss options and associated costs.
3
5TO-15 analyte list to include only the following: benzene, toluene, ethylbenzene, xylenes / methyl tert-butyl ether (BTEX/MTBE), naphthalene, 1,2,4-trimethylbenzene, 1,3,5-trimethylbenzene, 1,2-dichloroethane,
tetrachlorethene, trichloroethene, 1,1-dichloroethene, 1,1,1-trichloroethane, and 1,1,2-trichloroethane, vinyl chloride, cis-1,2-Dichloroethene, trans-1,2-Dichloroethene.
Soil gas will be compared to US EPA Residenital and Indstrial Vapor Intrusion Screening Levels (VISLs) as provided by the US EPA VISL Calculator
1 Type and Designation: SGP = Soil Gas Point
Table 1 - Sampling and Analytical Program
Limited Site Investigation
2601 South College Avenue, Fort Collins, Colorado
Terracon Proposal No. P20237116
Page 1 of 1
Page 1 of 1 Rev. 8-12
SUPPLEMENT TO AGREEMENT FOR SERVICES
CHANGE TO
SCOPE OF SERVICES AND FEES
This SUPPLEMENT to AGREEMENT FOR SERVICES to the original Agreement for Services (original Agreement dated 09/11/2023) is between
Kentro Group (“Client”) and Terracon Consultants, Inc. (“Consultant”) for additional or changed Services to be provided by Consultant for Client on the
Project, as described in the Agreement for Services. This Supplement is incorporated into and part of the Agreement for Services.
1.Scope of Services. The scope of the additional or changed Services are described in the Scope of Services section of the Consultant’s
Supplemental Proposal, unless Services are otherwise described below or in Exhibit B to this Supplement (which section or exhibit are incorporated
into the Supplement).
See attached Terracon Proposal #202371116, dated June 11, 2024
2.Compensation. Client shall pay compensation for the additional or changed Services performed at the fees stated in the Supplemental Proposal
unless fees are otherwise stated below or in Exhibit C to this Supplement (which section or exhibit are incorporated into the Supplement).
See attached Terracon Proposal #202371116, dated June 11, 2024
All terms and conditions of the Agreement for Services shall continue in full force and effect. This Supplement is accepted and Consultant is
authorized to proceed.
Consultant:Terracon Consultants, Inc.Client:Kentro Group
By:Date:6/11/2024 By:Date:
Name/Title:Christina L. Ruble / Environmental
Department Manager Name/Title:Elliot Smith /
Address:1901 Sharp Point Dr Ste C Address:1509 York St Ste 201
Fort Collins, CO 80525-4429 Denver, CO 80206-1408
Phone:(970) 484-0359 Fax:(970) 484-0454 Phone:(303) 390-1575 Fax:
Email:Tina.Ruble@terracon.com Email:es@kentrogroup.com
06/11/2024Elliot Smith