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HomeMy WebLinkAboutSP202000006 Staff Report 2020-06-16ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Proposal: SP202000006 Ivy Exxon Staff: Tori Kanellopoulos, Senior Planner Planning Commission Public Hearing: Board of Supervisors Hearing: TBD June 16, 2020 Owner: SR&DR LLC Applicant: Scott Collins, Collins Engineering on behalf of Scott Ramm Acreage: 1.59 acres Special Use Permit for: Request for automobile service station per Zoning Ordinance 18-22.2.2 16 a TMP: 058A2000002100 By -right use: C-1 Commercial — retail sales Location: 4260 Ivy Road, Charlottesville VA and service; residential by special use permit 22903 (15 units/ acre). Magisterial District: Samuel Miller Conditions: Yes EC: Yes Proposal: Proposed expansion of existing auto Requested # of Dwelling Units: No dwelling service station from three (3) auto service bays units proposed. to seven (7) auto service bays. Current auto service building is approx. 1,950 sq. ft., and proposed building addition is approx. 3,200 sq. ft., for a total of 5,150 sq. ft. There are two (2) existing gas pumps, and there is no proposed change in the number of pumps. DA: RA: X Comp. Plan Designation: Rural Area — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources; residential (0.5 unit/ acre in development lots). Character of Property: The parcel is Use of Surrounding Properties: The two developed with an existing auto service station, adjacent properties to the west are also zoned with two (2) fuel pumps and three (3) service C-1 Commercial. TMP 58A2-20A has an bays. There are existing parking areas around existing dwelling unit. TMP 58A2-20 is currently the service station. There is also an existing undeveloped. The Buckingham Branch railroad dwelling unit at the rear of the parcel, which is tracks are adjacent to this parcel to the north. an existing nonconforming use. The adjacent parcel to the east (TMP 58A2- 24C) is also zoned C-1 commercial and is owned by the RWSA. The next parcel to the east is TMP 58A2-24, which has an existing dwelling unit and is zoned Rural Area (RA). Factors Favorable: Factors Unfavorable: 1. The application is consistent with the 1. If the Board of Supervisors disagrees criteria for the issuance of a special use with the staff interpretation of the permit. meaning and intent of the 2. The proposed uses, equipment, and Comprehensive Plan, this application SP202000006 — Ivy Exxon Planning Commission Public Hearing: June 16, 2020 1 supplies would be within an enclosed may be considered inconsistent with the building and not visible from the public Comprehensive Plan. right of way. Only repaired vehicles would be visible. RECOMMENDATION: Special Use Permit: Staff recommends approval of SP202000006, Scott's Ivy Exxon, with conditions. STAFF PERSON: Tori Kanellopoulos, Senior Planner PLANNING COMMISSION: June 16, 2020 BOARD OF SUPERVISORS: TBD SP202000006 Ivy Exxon: PETITION: PROJECT: SP202000006 Scott's Ivy Exxon MAGISTERIAL DISTRICT: Samuel Miller TAX MAP/PARCEL: 058A2000002100 LOCATION: Parcel is located at 4260 Ivy Road, Charlottesville, VA 22903. Parcel is approximately 280 feet to the southeast of the intersection of State Route 250 (Ivy Road) and State Route 786 (Ivy Depot Lane). The northern portion of the property (rear) is adjacent to the Buckingham Branch railroad tracks. PROPOSAL: Proposed expansion of existing auto service station from three (3) auto service bays to seven (7) auto service bays. Current auto service building is approx. 1,950 sq. ft., and proposed building addition is approx. 3,200 sq. ft., for a total of 5,150 sq. ft. There are two (2) existing gas pumps, and there is no proposed change in the number of pumps. PETITION: Automobile service station per Zoning Ordinance 18-22.2.2(16)(a) on a 1.587 acre parcel. No dwelling units are proposed. ZONING: This parcel is zoned C-1 Commercial — retail sales and service; residential by special use permit (15 units/ acre). OVERLAY DISTRICT(S): Entrance Corridor; Flood Hazard Overlay; Steep Slopes - Critical COMPREHENSIVE PLAN: Rural Area — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources; residential (0.5 unit/ acre in development lots). CHARACTER OF SURROUNDING AREA: There are two adjacent properties to the west: TMP 58A2-20A and TMP 58A2-20. Both are also zoned C-1 Commercial. TMP 58A2-20A has an existing commercial building. TMP 58A2-20 is currently undeveloped, although there is a pending special use permit request for a 2,500-3,000 square foot veterinary office within a new 6,500 square foot, multi -tenant building. The Buckingham Branch railroad tracks are adjacent to this parcel to the north. The adjacent parcel to the east (TMP 58A2-24C) is also zoned C-1 commercial and is owned by the RWSA. The next parcel to the east is TMP 58A2-24, which has an existing dwelling unit and is zoned Rural Area (RA). Other nearby parcels to the west, south, and north are zoned C-1 Commercial and Village Residential, and have commercial, retail, and residential uses. Other nearby parcels to the east are zoned RA and are mainly residential. PLANNING AND ZONING HISTORY: County comprehensive rezoning in 1980: This property was rezoned to C-1, Commercial in 1980 as part of the comprehensive rezoning of the County. This property, and others in the immediate area are within the Rural Area as designated by the Comprehensive Plan. The County has not initiated a rezoning since 1980 to rezone any properties that are outside of the Development Areas but are zoned with "urban" zoning designations. This property and others in the immediate area were SP202000006 — Ivy Exxon Planning Commission Public Hearing: June 16, 2020 2 previously within the former Ivy Village (formerly a Development Area), as designated by previous Comprehensive Plans. Ivy was removed as a Village in the 1989 Comprehensive Plan update, as the area was considered mostly built -out and is within a water supply watershed. (Attachment 2) There does not appear to be an existing site plan for this site. The existing site was developed prior to the County's requirement for a site plan. The proposed building expansion would require a site plan, due to changes in parking and the ingress/egress (18-32.2). DETAILS OF THE PROPOSAL: Section 18-22.2.2(16)(a) requires auto service stations that are not served by public water or an approved central water supply in the C-1 Commercial zoning district to obtain a special use permit. The existing use is a 1,950 square foot auto service station with three (3) service bays. The proposal is for a building addition of approximately 3,200 square feet on the rear of the existing building. The addition would have four (4) additional service bays for auto repair and service, for a total of seven (7) service bays. There are two (2) existing gas pumps, and there is no proposed change in the number of gas pumps. The number of employees is not proposed to increase. The intent of the expansion, per the application, is the following: "The (4) additional bays will allow the technicians to perform the diagnostics on a car and then move on to another car in an adjacent service bay while they wait for approval or authorization to continue with the service repairs, without having to stop, put the car back together, and remove it from its service bay." The increased efficiency would allow the business to service 13 cars per day, an increase of five (5) from the current approximately eight (8) cars serviced per day. It should be noted that the existing use is by -right per 18-22.2.1(e). Regardless of approval or denial of this special use permit request, the existing use may continue by -right. The special use permit is for the proposed expansion of the auto service station. Therefore, the impacts of the expansion have been reviewed, and conditions are intended to address any impacts of the expansion. Additional information is provided in the applicant's narrative and application plan (Attachment 3) COMMUNITY MEETING: The community meeting requirement per 18-33.37 was met in the form of mailed letters with information about the proposal, with response options including contacting staff via email or phone call or using an online input form. The applicant mailed letters to property owners within a''Y4 mile radius of the proposal. The letters were mailed on May 1, and recipients were given until May 15 to provide comments, questions, and concerns. Staff continued to incorporate feedback after this date, as the Planning Commission public hearing date was moved later, providing more time for responses. The following are the main concerns staff has heard: • Stormwater management: There are existing stormwater and runoff concerns. • Access to the site: There are concerns with the current configuration of the ingress/egress. Additionally, there is a shared access easement vrith two properties to the east. • Traffic: This is an area with existing congestion and traffic. • Groundwater Contamination: This is an area that has had and may still have groundwater contamination. • Scale: There are concerns that the proposed building addition is not appropriate in scale given the surrounding context and area. These concerns are further discussed in the following sections of this staff report. Additionally, there are proposed conditions to mitigate some of these potential impacts, which are also discussed in the staff report. Written responses from members of the public are included as Attachment 5. SP202000006 — Ivy Exxon Planning Commission Public Hearing: June 16, 2020 3 ANALYSIS OF THE SPECIAL USE PERMIT REQUEST: Special Use Permits are evaluated under reasonable standards, based on zoning principles which includes the proposal's compliance with the Comprehensive Plan. Any impacts caused by the proposal may be addressed through conditions and those conditions must be reasonably related to the impacts and be roughly proportional to the impacts. The appropriateness of the C-1 Commercial zoning designation on the property is not under consideration. The property was comprehensively rezoned by the County in 1980 and no action has been taken to amend or modify the zoning of the property. The existing use (auto service station) is a by -right use per 18-22.2.1(e). The special use permit is per 18-22.2.2(16)(a) and is for the expansion of the auto service station only. If the special use permit is not approved, the existing use may continue by -right. While approval of the special use permit would bring the whole site into compliance with current zoning regulations, the special use permit is only required due to the proposed expansion. Given that special use permits are evaluated based on their potential impact, the impacts of the proposed expansion have been evaluated and are discussed in the following section. Section 33.39(B) states that the Commission, in making its recommendation, shall consider the same factors found in Section 33.40(B): 1. No substantial detriment Whether the proposed special use will be a substantial detriment to adjacent parcels. Staff finds that the proposed special use permit would not be a substantial detriment to adjacent and nearby parcels. Staff has evaluated the potential impacts of the proposed expansion, including potential impacts listed as concerns by community members. The following are the potential impacts of the proposed expansion, with staffs analysis and any relevant proposed conditions. Traffic The proposed expansion for four (4) additional auto service bays would add approximately 10 vehicle trips per day. The applicant estimates that eight (8) cars per day are serviced now, and an additional five (5) would be serviced with the expansion, for a total of 13 per day. Route 250 has approximately 13,000 vehicle trips per day. Planning, Transportation Planning, and VDOT did not find a significant traffic impact from the proposed expansion. VDOT's main concern with this site is the existing design of the ingress/egress. The proposed expansion would require an additional eight (8) parking spaces. The application plan submitted by the applicant shows parking envelope areas on the site. The exact parking locations would be determined with the site plan. Staff finds that the additional traffic impact from the proposed expansion is not a substantial detriment. Stormwater Management, Floodplain, and Stream Buffer According to GIS, the existing structure (service station) is located partially within the floodplain. The applicant must submit a Letter of Map Change (LOMC) to formally determine the location of the floodplain. The proposed expansion would also require a Virginia Stormwater Management Program (VSMP) application and would need to meet the minimum standards for channel and flood protection [9VAC25-870-66]. Members of the public have expressed concern with potential runoff and petroleum spills. Release of petroleum is prohibited by law and is considered an illicit discharge [17-700 et al]. A LOMC must be submitted prior to site plan or VSMP approval, as the building cannot be expanded if located within the floodplain. If the floodplain is adjusted, the stream buffer will also be adjusted, per County Code 17-600(A). The existing structure would no longer be within the stream buffer, however a portion of the eastern edge of the property would still be within the stream buffer. SP202000006 — Ivy Exxon Planning Commission Public Hearing: June 16, 2020 4 The applicant is proposing plantings within the stream buffer for mitigation purposes. These plantings are required as a condition, to be provided during site planning to the satisfaction of the County Engineer. Water and Sewer The property is located in the ACSA jurisdictional area for water only. The property is currently not connected to public water or sewer and is served by an existing well and drainfield. The applicant has requested a waiver per 18-4.1(a)(2) as follows: "When the director of community development, in consultation with the Albemarle County Service Authority finds that the cost of connecting the proposed development or lot to the public water supply and/or the public sewer system, exclusive of connection fees, exceeds the cost of installing an on -site well and/or an onsite sewage system." The applicant has submitted a connection waiver request, which is being evaluated by the Community Development Department and ACSA. The waiver request can be completed during site planning. VDH (Virginia Department of Health) review and approval will also be required prior to any site plan or building permit approval. A Tier 3 or Tier 4 groundwater study (depending on total daily water usage) will be required during site planning. Virginia State Code [12VAC5-590-690] estimates water usage for service stations as 10 gallons per vehicle served. Therefore, an additional five (5) vehicles per day would result in approximately 50 additional gallons used per day. VDH and ACSA do not have any capacity or usage concerns from the proposed expansion and expect that additional water usage will likely be lower than 50 additional gallons per day. There is an existing drainfield on the property, which will need to be field verified during site planning. No parking or structures will be permitted on or encroaching on the drainfield. VDH has offered the following comment: "The automotive shop is proposing to expand the number of bays so they can more efficiently handle their repairs and there is no intent to increase the number of employees. Even though this may result in some increase in the amount of customers, I think any increase in daily flow to the existing septic system will be negligible. In my perspective this does not equate to a change of use and therefore I don't believe assessing the capacity of the existing septic system is warranted." Based on information provided by VDH and DEQ (Department of Environmental Quality), there no longer appears to be significant water quality and contamination issues with the wells in this area (reference Attachment 4). The proposed expansion would not generate a significant increase in water usage. There does not appear to be a need to improve the existing water and sewer systems, based on the impact of the expansion. Therefore, a connection to public water does not appear to be necessary for quantity or quality issues that staff is aware of to date. Visual Impacts The proposed expansion must comply with the requirements of 18-5.1.31, which includes the following: all equipment and materials must be stored in an enclosed building; vehicles awaiting repair must not be visible from the public right of way or residential properties; all services must be performed in an enclosed building; and auto service buildings must be located at least 50 feet from any residential or agricultural district. The proposed expansion is visible from the Entrance Corridor and will therefore require Architectural Review Board (ARB) approval. There is a condition to mitigate potential new lighting impacts, including requiring any new lighting to be turned off (motion - activated only) during overnight hours. No new outdoor lighting is proposed at this time; however, any future new outdoor lighting would need to meet the conditions of this special use permit and all current regulations per 18-4.17. Additional information on scale and ARB review is included in the following 'Character of the area' section of this report. SP202000006 — Ivy Exxon Planning Commission Public Hearing: June 16, 2020 5 Noise Impacts There is a condition to limit hours of operation of the service station to the current hours, which are 7 AM to 9 PM, Monday through Saturday. The ending time of 9 PM is consistent with (and earlier than) other rural uses and uses adjacent to residential and rural districts. For example, County Code 18-5.1.57(e)(4) prohibits amplified music for farm brewery events (rural use) after 10 PM during weekdays and after 11 PM on weekends. Farm wineries have the same regulation (18- 5.1.25(e)(4)). This is to limit potential negative impacts on nearby and neighboring residential and rural properties. Per 18-5.1.60, drive -through windows that are within 100 feet of a residential or rural district must be closed by 10 PM. Underground Storage Tanks and Groundwater Contamination DEC has offered the following comment on contamination and underground storage tanks (UST) for this area: "There are two components to the petroleum contamination at these two sites (Toddsbury of Ivy and Ivy Exxon) - a shallow dissolved -phase groundwater plume approx. 10-20 feet below grade (fbg), and a deeper dissolved -phase plume approx. 80-90 fbg. Concentrations have steadily decreased since the releases at both sites were discovered due to substantial corrective action efforts at the Toddsbury site and natural attenuation at both sites... The well at 4260 (which is a shared well serving the Exxon and a rental residence behind the station) is the only one still receiving carbon treatment at this point. If wells have been found to have petroleum contamination, DEQ can provide well owners with carbon filtration systems." DEC also offered the following response on the potential impact of the proposed Ivy Exxon building expansion: "I would not anticipate the planned expansion project having any effect on the existing UST system or the groundwater contamination situation." See Attachment 4 for additional information provided by DEC. The Toddsbury case has been closed (Attachment 7). A groundwater monitoring report for the Ivy Exxon site is included as Attachment 6 (dated March 3, 2020). A previous BTEX report for the area is included as Attachment 8. 2. Character of the nearby area is unchanged. Whether the character of the adjacent parcels and the nearby area will be changed by the proposed special use. Staff finds that the proposed expansion would not change the character of the area. The property is located in an existing commercial area and is adjacent to other C-1 Commercial properties. While the area is not currently within a Development Area in the Comprehensive Plan, the area was previously designated as a Village in the County's Future Land Use Plan in the Comprehensive Plan, until 1989. Nearby parcels are zoned C-1 Commercial, VR Village Residential, and RA Rural Area. Nearby uses include a post office, garden center, restaurant, medical offices, a church, a recently closed country store with gas pumps, and residential uses. The auto service station is an existing use and has been in operation for more than 50 years. There is a proposed condition to limit the maximum structure height of the proposed expansion to 24 feet. Adjacent and nearby structures have varying heights. Nearby commercial and institutional uses range from approximately 16 feet to more than 30 feet in height. The proposed expansion is approximately 3,200 square feet, which would bring the total square footage of the auto service station to approximately 5,150 square feet. Nearby commercial and institutional uses have a range of building footprints as well. For example: the Toddsbury commercial building across the street has a footprint of approximately 2,500 square feet; the garden center footprint is approximately 4,200 square feet; the nearby row of commercial and office buildings at Ivy Commons is approximately 9,600 square feet; and the nearby church is approximately 10,000 square feet. The proposed expansion will require Architectural Review Board (ARB) review and approval, as it would be visible from an Entrance Corridor (Route 250). The purpose of ARB review is, generally, SP202000006 — Ivy Exxon Planning Commission Public Hearing: June 16, 2020 6 to promote orderly and attractive development and, more specifically, to ensure that proposed development within the Entrance Corridors reflects elements of design characteristic of the significant historic resources of the area. The Entrance Corridor Design Guidelines guide the ARB's review of development proposals. The guidelines address site layout, grading, landscaping, lighting, architectural design, accessory structures and equipment, and related screening. Several of the guidelines directly or indirectly address the scale of a proposed development, and the guidelines also address building materials and colors, and building forms and features. A goal of the review is to achieve a level of compatibility along the corridor and a balance among new development, existing character, and historic character. Proposed development is considered as it is viewed from the Entrance Corridor street. The Ivy Exxon building addition and site changes will be reviewed by the ARB according to the Entrance Corridor Design Guidelines during the site plan review process. 3. Harmony. Whether the proposed special use will be in harmony with the purpose and intent of this chapter, Staff finds that the proposed use is in harmony with the purpose and intent of this chapter. Section 18-22 of the Zoning Ordinance outlines the intent of the C-1 Commercial zoning district: "C-1 districts are hereby created and may hereafter be established by amendment to the zoning map to permit selected retail sales, service and public use establishments which are primarily oriented to central business concentrations. It is intended that C-1 districts be established only within the urban area, communities and villages in the comprehensive plan." The proposed use is consistent with the uses described in the intent of the zoning district. It is not consistent with the intent that these districts be established only in the Development Area of the Comprehensive Plan. However, this property has been zoned C-1 since 1980. Additionally, Ivy was previously designated a Village in the Comprehensive Plan until 1989. Section 18-1.5 of the Zoning Ordinance states that an intent of the Ordinance is to "implement the policies, goals and objectives of the comprehensive plan." Staff has used the scale of the surrounding area (which includes other commercial uses) for guidance in evaluating the scale of the proposed expansion. Additional analysis is provided the preceding section of this report ('Character of the area') and the following section of this report ('Consistency with the Comprehensive Plan'). a. with the uses permitted by right in the district, The intent of the C-1 zoning district, stated in section 18-22.1, is that C-1 districts "be established only within the urban area, communities and villages in the comprehensive plan." This application is for a special use permit, and therefore does not change the zoning district of the property. The property is already zoned C-1 Commercial and was previously within a designated Village. The proposed use is consistent with uses permitted in the C-1 zoning district. Given that this site is not served by public water, other C-1 uses (such as retail and commercial) would also require a special use permit, if consuming more than 400 gallons per acre per day. b. with the regulations provided in Section 5 as applicable, The proposed use will need to meet the regulations of 18-5.1.20 for fuel sales during site planning. Preliminary review shows that existing storage tanks may not be meeting this setback requirement; however, there are no proposed changes to the storage tanks or fuel pumps this proposal. Any future storage tanks would need to meet this requirement. The proposed use will also need to meet the regulations of 18-5.1.31 for supplementary regulations for auto service uses. The applicant has included the requirements of 18-5.1.31 as notes on the concept plan. This includes screening any cars awaiting repair from public streets and residential properties. SP202000006 — Ivy Exxon Planning Commission Public Hearing: June 16, 2020 7 c. and with the public health, safety, and general welfare. Public health, safety, and welfare comments are also provided above in the first factor section: "No substantial detriment. Whether the proposed special use will be a substantial detriment to adjacent parcels." Based on this analysis and proposed conditions, staffs opinion is that the development is consistent with public health, safety, and general welfare. Additional information on an existing joint access easement and ingress/egress to the site is provided in the following paragraph. Access to the Site There is an existing joint access easement across this property (TMP 58A2-21), which is also used by TMP 58A2-24C (C-1 property used by Rivanna Water and Sewer Authority) and by TMP 58A2- 24 (RA property with one dwelling unit). This access easement and/or access to these properties may need to be adjusted during site planning, in order to meet current VDOT standards for access management and safety. VDOT finds that the ingress/egress for this property (Ivy Exxon) does not meet VDOT's current design standards, and that upgrading to meet current standards could also affect the joint access easement. Given that this is a site plan requirement that affects access to the entire Ivy Exxon site (not just the expansion), staff finds that this issue should be addressed during site planning. There is a note on the application plan stating that access for all parcels will remain, even if the access easement or layout needs to be adjusted, and that the final location and layout proposed landscaping area and ingress/egress will be determined during site planning. The proposed ingress/egress on the application plan is not necessarily a final layout. 4. Consistency with the Comprehensive Plan. Whether the proposed special use will be consistent with the Comprehensive Plan. The zoning of this property, C-1 Commercial, is inconsistent with the Comprehensive Plan land use recommendation which directs development into the Development Areas. However, as has been previously stated, the decision to zone this property C-1 Commercial has been made and the County has initiated no action since 1980 to change the zoning designation. Additionally, the property was previously within a Village (Development Area) until 1989. Strategy 1 a of Chapter 3 (Growth Management) reads in part: "Only approve new development proposals in the Rural Area that are supported by Rural Area goals, objectives, and strategies." The scale and design of this proposal has been analyzed for consistency with the Rural Area chapter of the Comprehensive Plan and with the scale and design of nearby existing uses. The following analysis focuses on the Rural Area Chapter and includes other relevant sections. Chapter 7: Rural Area The preferred land uses in the Rural Area are agricultural and forestry uses. Other uses should be supportive either of agricultural and forestal uses, or of existing residents in the Rural Area. New structures and uses in the Rural Area, when permitted, should be of appropriate scale and character for the Rural Area. Staff has used the scale of surrounding existing uses for partial guidance on the appropriateness of the proposed scale. As previously included in the `Character of the nearby area section' above, staff finds the proposed expansion is within the range of the building square footages and heights of existing nearby commercial, office, and institutional uses in the Ivy area. The scale of the proposal should be consistent with the scale called for in this chapter of the Comprehensive Plan and with existing comparable uses and developments in the surrounding Rural Area. Supportive uses in the Rural Area are intended to provide services for residents in the immediate area. While it is not possible for staff to determine precisely which residents would be served by the proposed expansion, it is accessible to nearby neighborhoods and residential uses. The proposed expansion is to serve an additional five (5) vehicles per day, or approximately five additional customers. SP202000006 — Ivy Exxon Planning Commission Public Hearing: June 16, 2020 8 Objective 2 of this Chapter is: "Protect and preserve natural resources, which include mountains, hills, valleys, rivers, streams, groundwater, and retain continuous and unfragmented land for agriculture, forestry, biodiversity, and natural resource protection." There are critical slopes on this property, however they will not be disturbed with this proposal. A portion of the property is in the floodplain. The applicant will be submitting a LOMC to determine the exact location of the floodplain. No building permit or site plan will be approved until the LOMC is received. The use would not significantly increase water usage on the site, and the Health Department has no objection to the proposal. There are no agricultural/forest districts, conservation easements, or open space agreements affecting this property. Chapter 5: Historic, Cultural, and Scenic Resources Objective 11 of this Chapter is to "Protect the dark sky of Albemarle County as one of the many natural, scenic, scientific, and cultural resources for the benefit of residents, visitors, and the larger scientific community. " There is a proposed condition to limit the maximum allowable foot candles and require any new lighting to be full cutoff and on motion -sensor only during overnight hours. This condition is intended to limit potential negative impacts to nearby residential and rural properties, and to protect dark skies. The property is not within a National Register Historic District and does not contain any Designated Historic Resources. SUMMARY: Staff finds the following factors favorable to this request: 1. The application is consistent with the criteria for the issuance of a special use permit. 2. The proposed uses, equipment, and supplies would be within an enclosed building and not visible from the public right of way. Only repaired vehicles would be visible. Staff finds the following factor(s) unfavorable to this request: 1. If the Board of Supervisors disagrees with the staff interpretation of the meaning and intent of the Comprehensive Plan, this application may be considered inconsistent with the Comprehensive Plan. RECOMMENDED ACTION for SP202000006: Staff recommends approval of the special use permit request with the following conditions: CONDITIONS: 1. Development of the use shall be in general accord with the Conceptual Plan titled "Scott's Ivy Exxon — Special Use Permit — Conceptual Layout Plan", prepared by Collins Engineering, with the latest revision date of June 2, 2020, as determined by the Director of Planning and the Zoning Administrator. To be in general accord with the Conceptual Plan, development shall reflect the following major elements within the development essential to the design of the development and as described in the narrative and concept plan: a. Location and building footprint of the proposed expansion. b. The number of auto service bays. c. Mitigating landscaping within the stream buffer, to the satisfaction of the County Engineer. d. Location and type of proposed landscaping buffer. The landscaping buffer must be a mixture of deciduous and evergreen plantings, to the satisfaction of the Planning Director. e. Location of the parking areas. 2. The following restrictions to any new outdoor lighting must apply: all fixtures must be full cutoff; lighting is limited to 20 foot-candles at the ground; new outdoor lighting must be on a timer or motion sensor between the hours of 10 PM and 6 AM. SP202000006 — Ivy Exxon Planning Commission Public Hearing: June 16, 2020 9 3. All mechanical equipment must be fully screened from the view of adjacent properties and adjacent public streets. 4. Hours of operation of the service station must be between 7 AM and 9 PM, Monday through Saturday. Fuel sales are permitted 24 hours per day. 5. The maximum building height is 24 feet. 6. All stormwater management treatment for the proposed expansion must be provided onsite. ATTACHMENTS Attachment 1 —Vicinity Maps Attachment 2 — Map showing zoning of surrounding area Attachment 3 — Project Narrative and Concept Plan, latest revision date of June 2, 2020 Attachment 4 — Additional information provided by DEQ Attachment 5 — Comments Received from the Public Attachment 6 — Monitoring Report for Ivy Exxon Site, dated March 3, 2020 Attachment 7 — Close Out Report for Toddsbury Site, dated May 2, 2019 Attachment 8 — BTEX Report, dated April 12, 2013 SP202000006 — Ivy Exxon Planning Commission Public Hearing: June 16, 2020 10 68-64 TM: 58 a ..J 56-84H 58-84H8 58B--OE-4 58-84H9 58-86 58B- OE-5 Ir i 58BMB-6 S 56 B- OB.10 56B of z o 8e "' 58B- OA 6 0 •o Om1 �o ^�' o Legend f"°M-soroe name°"map may not apcearmlegene) Parcel Mir, w fpm 58B--OB 8 D,c h0,^A �y El 58B--OE-6 w �I a '' o `' - Mel-IweSt`ec' 00' . N Tax Map Grid58A2-1 ❑Parcels 58-64P ; e 00 in rpm w m 9 58B--0E-7 Ms C4 to rn w h J I o� z ryc<O1�W aoJ ��; 03 59C1-02--8 z 58A2,2 58-646.. 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Map Pr°kcOon: MG VAd Merwor(xieary Spiare)(EPSG 3057) My determination of topography or contoursor any depiction of plrysicaI Improvementsproperty lines or boundaries as for general Information only and shall not be used for the designmMificationor construction of Improvements to real properly or for OOW plain tleterminalion. June 8. 2020 Map elements may scale larger than GIS data measured in the map or as provided on the data dovmload page due to the protection read Map pmjention'. WGSBO Web Mercator 1Mxiliary Smarel (13857) MyJds, on on of Iaprgrah, or schemers, orarry JeplNon of physical Improvements, property Imes or eemundenas isfor general Inbmlallon only artl assall not ha, useC he Me dealgh, modification. or mrretructlm of Improvomaols to realDmParry or far IIOM plain dete'mina4on. Jure 8, 2020 Map ale.. nary scale Ier ar Man GIS rtate meesvert In Me map or as pmvbM on Me Uab Jwmlemaa page Oue 0 Me pmjectlon used. 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(434)2llass32 My eHnmmaOon of topography or comaun, or any deplmon ofphysical Improvements. property litres or nounfenes is for gererel Information oMy and small rot be usell for Me design, mMMt'a0m, or mtreWNon of improvement. to real pmpaM1Y or for road platy determination. June 8, 2020 Map elements may scale mW Man GIS data erasved In tad map or as pmvMM on the data cwmload pagedue 0 Me projection used. Map Protection: VJG5 VAd Martalor(AualPary Sphere)(FPSG 305/l SCOTT'S IVY EXXON - SPECIAL USE PERMIT EXISTING AUTO SERVICE STATION SPECIAL USE PERMIT (SP 2020-00006) SAMUEL MILLER DISTRICT NARRATIVE AND APPLICATION PLAN Submission Date: FEBRARY 18, 2020 Revision # 1: April 20, 2020 Revision #2: June 2, 2020 Application Plan 1 I P a g e Scott's Ivy Exxon Special Use Permit TABLE OF CONTENTS 1. Introduction 1.1 Project Narrative 1.2 Consistency with the Comprehensive plan Figure 1: Current Comprehensive Plan Figure 2: Current Zoning Map 1.3 Existing Conditions Figure 3: Overall Context Map 1.4 Development Impact 1.5 Environmental Impacts Figure 4: Critical Resources Map 2. Design Elements & Factors for the Special Use Permit 2.1 Traffic and Transportation Improvements 2.2 Lighting 2.3 Water Usage 2.4 Sounds & Smell 2.5 Visual Impacts and Building Design 2.6 Landscaping 2.7 Grading 2.8 Stormwater Management 3. Application Plan: Conceptual Layout Plan 1. INTRODUCTION 1.1 Project Narrative The applicant is seeking a special use permit for the proposed renovation and expansion of the Scott's Ivy Exxon Auto Service station, located at Ivy Depot in Albemarle County. The current use of the property is a by -right use under the existing zoning, and is located within the Rural Area. The buildings and service station, which was constructed sometime between the 1965 and 1977, has been in operation for about 50 years. The applicant purchased this property and the business, and has been operating the auto service station from this location since 2012. The existing Scott's Ivy Exxon Auto Service station has (2) gas pumps and (3) service bays. The proposed expansion is for an increase in the service bays from the (3) existing bays to (7) bays. No changes or modifications are proposed to the number of gas pumps for the service station. The proposed increase in service bays is a modification to the auto service business to increase the efficiency of the auto service station, but it will not increase the number of gas pumps or increase the number of auto service mechanics and technicians. Currently, when a car is serviced at the station, the technician will run a diagnostic on a car to determine the issues with the car and the cost of the proposed services. In many circumstances, determining the issues with a car requires the technician to take apart certain aspects of the car or car engine. Once the technician figures out the problems, they will contact the owner to discuss the next steps and how to fix the car. Resolution or authorization to move forward on the services sometimes takes several hours from the owners of the vehicle. ZMA — Application Plan TMP06100-00-00-134AO Rezoning Under the current scenario, the technician has put the car back together and move it out of the service bay to work on another vehicle while they wait for approval or authorization to move forward with the service repairs. This creates a loss in productivity for the service station. The (4) additional bays will allow the technicians to perform the diagnostics on a car and then move on to another car in an adjacent service bay while they wait for approval or authorization to continue with the service repairs, without having to stop, put the car back together, and remove it from its service bay. The increase in efficiency will allow the Ivy Exxon station to provide better overall service for its customers. Also, it is projected that the increase in efficiency will allow the auto shop to increase the number of cars that it can work on in a day by approximately 70%. The average number of cars that the Ivy Exxon services each day is approximately 8 cars, and it is projected that this will increase to about 13 cars a day. The existing business currently operates with a well & septic system. The current use of the property is a non- conforming use, because the existing business, which is an auto service station, operates on a well. While sanitary sewer service is not available within this location of Albemarle County, water service is available. However, the existing water lines in the area are located on the adjacent property to the north, on the other side of the railroad tracks. Connecting to the existing waterline would require a substantial cost to bore under the existing railroad track for a waterline connection. Therefore, the applicant is seeking to continue to operate the business without a public water connection, which requires a Special Use Permit. Since the owner is making modifications to the building, they are required to obtain a special use permit to continue to operate on the existing well, bringing the property into conformance with the Zoning Ordinance. Scott's Ivy Exxon Auto Service station provides a much -needed public benefit to the community. It provides a dependable and trustworthy auto servicing for the Ivy, Crozet, and Charlottesville community. The service station has been operating and providing auto services for almost 50 years and is looking to upgrade the current facility to continue to meet the public needs and demands in the area. 1.2 Consistency with the Comprehensive Plan The existing auto service station is located within the Rural Area of Albemarle County, as shown on Figure 1. The existing zoning of the property, shown on Figure 2, is C-1 commercial. The auto service station is an existing by -right use in the C-1 zoning district, and the auto service business has been in operation for approximately 50 years at this location. The existing use is a non -conforming use, because the automobile service station is not served by public water or an approved central water supply. With the modifications proposed to the service bays on the budding, the applicant is seeking a special use permit in accordance with the C-1 Zoning ordinance to continue to operate the automobile service station from an existing well. The applicant is not increasing the number of gas pumps as part of this modification to the service station. The applicant is adding additional auto service bays to help with the overall efficiency of the auto service business on the property. The existing auto service station meets a need the need for car servicing for the existing rural area and adjacent development neighborhoods in this area. 2 1 P a g e 58A2-15A i8A2-12 58A2-11 772 f 4301YY �P,Ost 43011V n 752 58A2-16 58A2-1 58A2-13 \ 4297- 4293 58A2-10 7 r 773 58A2-20 58A2-18 4, 272 58A2-21 58-93B 427 58-93C Figure 1: Current Comprehensive Plan RTY 58A2-24 58A2-22 58A2-23 58-93A1 58 93A 2612 Legend (Note. Some Items on map may not appear In legend) Parcel Info ❑ Parcels Transportation Railroads Comp Plan Land Use Info }r Urban Development Area Boundary Comprehensive Plan Areas Crozet Master Plan Land Use ■ Greenspace" Neighborhood Density Residential L Neighborhood Density Residential ■ Urban Density Residential ® Mixed -Use ■ Downtown I I Institutional Light Industrial ■ See Crozet Masterplan Text Pantops Master Plan Centers and Di ID Urban Center CO Neighborhood Service Center 0 Employment District 0 Recreational District Pantops Master Plan Future Street N Principal Arterial Boulevard Avenue Avenue (Conceptual Alignment) - Local Street Local Street (Conceptual Alignment) Rural Transition Pantops Master Plan Urban Center Pantops Master Plan Land Use Neighborhood Density Residential ■ Commercial Mixed Use ■ Urban Density Residential ■ Community Mixed Use ■ Office / R 8 D / Flex/ Light Industrial Institutional ■ Public Parks III Potential Public Park Parks and Green Systems Syp:4.q �2 4 GIS Web p Wry G GeVmpFlc Cats services albenmtle.orzygis rec���p (434) 296 5832 Application Plan 3 1 P a- e Scott's Ivy Exxon Special Use Permit e 58A2-15C n-58-84C 1 77/752 58A2-15A A2-16 58A 2 \ 58A2-1 1 ' ' 430>vy P�a:t \ 14 flee 58A2-11 ZMA — Application Plan TMP06100-00-00-134AO Rezoning 773� 58A2-18 1 58A2-20 4272 \�7,i 58A2-21 f 4282 4260 58A2-13 4297 4293 58A2-10 3 58-93B 44250 (SUBJECT PROPERTY 58A2-24 58A2-22 58A2-23 58-93A1 Legend (Note'. Some Iteme on map my not eppe, in legen(J) Parcel Info ❑ Parcels Transportation - Railroads Zoning Into Zoning Classifications Rural Areas Village Residential R1 Residential ■ R2 Residential R4 Residential ■ IRS Residential ■ R10 Residential ■ RiS Residential Planned Unit Development ■ Planned Residential Development ■ Neighborhood Model District ■ Monticello Historic District CI Commercial ■ Commercial Office ■ Highway Commercial ■ Planned Development Shopping Ch. ■ Planned Development Mixed Comm. ■ Downtown Crozet District Light Industry ■ Heavy Industry ■ Planned Development Industrial Par Town of Scottsville 58-93C C 58-93A J4y01nlr4 GIS-Web \ 2612 Geograpnmoem services www.albemarie. org(gis NaU1N)t' (434)2965832 Figure 2: Current Zoning Map 41Page 1.3 Existin! Conditions The subjection property, as shown in Figure 3 on this page, is located along Route 250 (Ivy Road), just east of the intersection of Ivy Depot Road and Ivy Road in the western part of Albemarle County. The parcel is 1.613 acres in size and is located adjacent to Little Ivy Creek. The property is bordered to the east by parcel owned and maintained by the Rivanna Water and Sewer Authority and by an existing residence. Both properties have an existing access easement through the subject property for a connection to Route 250. Little Ivy Creek also is adjacent to the property on the east. The site is bounded to the north by the existing railroad. On the other side of the tracks north of the property is St. Pauls Episcopal Church. The property to the west of the Ivy Exxon station is an existing commercial business, and the property to the south is an existing auto service station and convenience store. There are (2) buildings on the existing property, which were constructed between the mid 1960's and late 1970's. Aerial maps and images show these (2) buildings as existing in 1968 (but not in 1963), and the Albemarle County records show the front buildings being constructed for a service garage in 1977, but also indicates the improvements as existing before 1977. The front building is currently an auto service station and the building in the rear is an existing residential house. The topography of the subject property is primarily sloped terrain from the back of the property down to Route 250 and to Little Ivy Creek. There is approximately 24 feet of elevation change from the back of the site to Route 250 and Little Ivy Creek. The front half of the property is primarily asphalt and gravel, and is being utilized for the service station gas pumps and parking for the auto service shop. The back half of the site is partially wooded with trees and vegetation surrounding the existing residential house and providing a vegetative buffer between the subject property and the railroad. The current plan for the existing residential house on the property is to remain. The existing house is not part of this application. The applicant is proposing to renovate and expand the existing auto service station with this application, while still operating the existing auto service station (with no expansion to the gas pumps on the property). Figure 3: Overall Context Map ZMA — Application Plan TMP06100-00-00-134AO Rezoning 51Page 1.4 Development Impacts As stated above, this property is located within the Albemarle County Rural area is currently operating from an existing well and septic system. The existing well and septic are adequate for the existing business and the proposed service bay expansion will have a minimal effect on the overall water consumption and water usage for the property. No additional gas pumps are being added to the site with the current proposal for the expansion of the facility. Because the subject property is proposing to maintain the existing well and septic system, there is no impact on the public utilities with this proposal. The existing auto service station is located within 5 miles of an existing fire department station. No additional fire/rescue services are needed to this proposal. There are no proposed additional residential units proposed with this application. As a result, there will be no impacts to the Albemarle County Public Schools with the proposed special use permit application. The parcel is located along Route 250 (Ivy Road). The proposed application plan shows improvements along the frontage of the site to maintain traffic flow in and out of the property. See the transportation narrative for additional information on the proposed traffic improvements for the property. 1.5 Environmental Impacts Figure 4 illustrates the existing environmental features on the property. There is an existing floodplain on the property; however, it is currently not mapped in accordance with the existing topography on the property. The mapping on Figure 4 illustrates the floodplain incorporating about 1/3 of the property, including a portion of the existing building and service station gas pumps. Using the existing topography of the site from the recent survey and mapping the FEMA floodplain elevation on the existing topography, the floodplain only overlays a very small portion of the site. This is illustrated on the existing conditions sheet in this application plan. A letter of map revision (LOMR) will need to be processed with the site plan for the proposed auto service station expansion. This LOMR will allow the building expansion and the existing portion of the property where the cars are currently parked for auto service work to remain in this location. Without the LOMR, the cars could not be parked in this area overnight, and the existing building could not be expanded. With the approval of the LOMR, there will be no improvements proposed with this application plan in the limits of the FEMA floodplain. There is a small area of critical slopes on the property to the north of the existing residential building. This area of the property will not be disturbed with the expansion of the auto service station. There are no proposed impacts to the critical slopes on the property with this proposal. Figure 4: Critical Resource Map Application Plan 61 P 11 u c Scott's Ivy Exxon Special Use Permit 2. DESIGN ELEMENTS & FACTORS FOR THE SPECIAL USE PERMIT 2.1 Traffic and Transportation Improvements The property is located along Route 250 (Ivy Road) which is a minor arterial roadway in Albemarle County. The current AADT volume of traffic on this portion of the roadway is approximately 13,000 VPD. The subject parcel is located along a 2200ft stretch of the roadway where the posted speed limit is 35 mph. There are no left turn lanes for any of the existing businesses along this portion of Ivy road, mainly due to the fact that there is an existing 2 lane bridge crossing over Little Ivy Creek and an existing 2 lane railroad underpass within the 2200 linear feet of roadway. The existing bridge underpass is located approximately 650 feet from the existing bridge, and the intersection for Ivy Depot Road is located between these (2) restrictions. The current traffic trips per day with the existing auto service station, per the 10th Editions of the ITE Trip Generation Manual, is as follows: Section 944—Gasoline/Service Station Daily Trips: 2 existing gas stations (4 pumps total) x 172 VPD = 688 VPD Peak Hour (AM): 10.28 trips/hr x 4 pumps = 41 VPH (21 trips in & 20 trips out) Peak Hour (PM): 14.03 trips/hr x 4 pumps = 56 VPH (28 trips in & 28 trips out) The ITE manual lists the total trips per day for an automobile care center (Section 942) is not applicable. As noted in this application plan, the proposed expansion of the Ivy Exxon auto service station is only for the auto service garage portion of the business. The number of gas pumps is not increasing with this application. The total number of service bays is increasing from 3 bays to 7 service bays. No increase in the number of mechanics or technicians are proposed with this expansion. The increase of the service bays is to increase the productivity of the auto service station when working on cars. The additional services bays will allow a service mechanic/technician to work on another car in the adjacent service bay while authorization to proceed with the service work is confirmed with the customers on a car in the current service bay. Currently, the technician has to put the car back together after the diagnostics is complete and the car moved out of the service bay while they await authorization from the customer to proceed with the services. The auto station services approximately 8 cars a day. It is estimated that this will increase by 70% with the additional (4) service bays, increasing the total number of cars serviced from 8 cars to 13 cars, for a total net increase of 5 cars a day (10 trips/day). Based on the ITE Trip Generation Manual (10 Edition), the total trips per day for the auto service station is 344 VPD. This is a much higher number than the actual trips per day that the service station has been averaging over the past 50 years. In addition, there is an existing auto service and convenience store across the street from this gas station which also services this area, reducing the total amount of trips per day for the subject property. The AADT volumes on this portion of the roadway require most of the existing businesses, the intersection of Ivy Depot Road & Ivy Road, and the intersection of Owensville Road & Ivy Road to warrant a left turn lane. Due to the existing conditions of this portion of the road, left turn lanes can not be achieved with the railroad underpass and existing bridge over Little Ivy Creek. In addition, the increase of efficiency of the service station does not substantially increase the traffic to the property where a left turn would be warranted for the proposed auto service expansion. With the reduced speed along this portion of the Application Plan Scott's Ivy Exxon Special Use Permit roadway, and the existing traffic patterns of vehicles turning left on Owensville Road and Ivy Depot Lane, gaps are created in the traffic pattern allowing for the left turn into the subject property. The application plan is proposing traffic and transportation improvements along the frontage of the property that will control the vehicles entering and existing the site. Currently, the front of the property allows access from Route 250 along the entire frontage of the property. The proposed application plan will create a specific entrance and exit on the property, closing the remaining portions of the property from direct access to Route 250. This will help control the number of conflict points with vehicles currently entering and exiting the site. With the proposed frontage improvements, a right turn taper will also be added from the end of the guardrail at the bridge abutment to the proposed entrance to the property. This taper will allow the vehicles to reduce speed and make the right turn into the site. 2.2 Lighting The existing canopy over the (2) gas pump stations has (8) LED lights that will remain. There is also an existing street light along the western property line at Route 250 and an existing street light in the rear of the property where cars are currently parked for service. Additional lighting may be added to the building expansion to provide more lighting at the rear of the property for the auto service station. No additional lighting is proposed at the front of the site, at the canopy, or along the front of the existing building to remain. All new lighting shall conform with the Albemarle County ordinance and shall be full -cutoff lighting, screened to the extent possible, and limited to 0.5 footcandles at the property lines. The final site plan will include a lighting plan for any additional lighting at the rear of the property. The existing lighting on the site shall remain on during the evenings for the operation of the gas pumps. Any new lighting proposed with the project will have an overnight automatic cut-off or motion -censored cut-off added to the light to mitigate the impact of the new light fixtures. 2.3 Water Usage The subject property (Scott's Ivy Exxon) is part of an on -going DEQ investigation (Tier III investigation) with existing monitoring wells and updated yearly inspections on the water table and quality of water on the property. The ongoing monitoring and investigation is due to an open review of an existing leaking underground storage tank on the gas station 100 feet west of the subject property. The monitoring wells have been checked and verified yearly by DEQ on the subject property and the surrounding properties in this area. Groundwater testing and monitoring was part of this overall analysis. The auto service bay expansion proposed for the property will have a minimal effect on the current overall water usage for the business. The auto service station is not increasing in size or the number of gas pumps, so this will not create an increase of water usage. The total number of employees and technicians is not proposed to increase, based on the analysis provided in the application. Based on the VA code 12VAC5- 590-690, the estimated water usage for a service station is 10 gallons per day per vehicle serviced. With the servicing of (5) additional cars a day, this will create an approximate increase of water usage by 50 gallons per day, which is a nominal increase in the water usage on the property. Renovations to the existing restrooms are proposed with modifications to the building. Overall, based on the environmental report and Tier III Water analysis on the property, the current well can accommodate the existing business and the expansion of the auto service station. 71Page 2.4 Sounds & Smell The existing auto service station is proposing to function as it currently does and has over the past 50 years. The service station has become an essential part of the neighborhood, providing a much -needed service the community. The station is located on a 1.6 acre property that is bounded by other commercial businesses that are similar in nature, and the service station does not have an adverse effect on the noise and smells in the area. 2.5 Visual Impacts and Building Design The existing buildings on the property will be maintained with the proposed auto service expansion. The building expansion will be added to the rear of the existing service station building, and will be taller than the existing building. The specific design of the building addition will go through the Architectural Review Process. The existing canopy at the front of the property will remain; however, a small portion of the canopy overhang will be removed, as it currently extends approximately 6 inches into the VDOT right of way. 2.6 Landscaping All landscaping shall conform to the landscaping standards as specified in the Albemarle County Zoning Ordinance Section 32.7.9. Street trees and landscaping shall be provided along Route 250 with the proposed transportation improvements. Grass planting areas will be created in the location where the existing pavement is removed within the VDOT right of way and along the frontage of the property to restrict access points into the site. These planting areas are shown on the application plan. The street trees shall be planted in the landscaping areas within the Right of way in accordance with the approved VDOT street trees as outlined in the VDOT design manual and regulations. Spacing of street trees shall be planted in accordance with Section 32.7.9 of the Albemarle County Code for Landscaping and Screening requirements. Street trees along the public streets shall be subject to the approval of the Albemarle County Architectural Review Board and shall meet the requirements outlined in the Architectural Review Board Design Guidelines. All other landscaping shall be subject to Section 32.7.9 of the Albemarle County Code for landscaping and screening requirements. Screening and interior landscaping will also be part of the final site plan to provide a visual barrier and site landscaping as required the Albemarle County Ordinance along Route 250, within the parking lot areas for the service station, and along the perimeter of the parking areas. Landscaping islands shall be incorporated into the parking lot envelopes as noted on the application plan. 2.7 Grading Grading of the site shall adhere to the existing topography on the property. Some grading will need to be performed between the existing residential house and the back of the service station to accommodate the building expansion, site circulation, and service station parking area, but the majority of the site will remain at the current grades and elevation. ZMA — Application Plan TMP06100-00-00-134AO Rezoning 2.8 Stormwater Management All designs and engineering for the expansion of the auto service station on the property shall adhere to the State Stormwater Management regulations and Albemarle County Water Protection Ordinance. The site will accommodate the stormwater management with a combination of rain gardens, water quality swales, grass retention areas, nutrient credits, and/or other Stormwater management features treat water quality and water quantity from the runoff from the site before it reaches Little Ivy Creek. The final stormwater management design will be part of the site plan and water protection ordinance plan for the development. Landscape plantings will also be incorporated into the stormwater management facility. Protective measures for erosion and sediment control shall be installed to limit any sediment run-off from reaching Route 250 and Little Ivy Creek during the construction phases. Additional measures may include, but not be limited to, installation of silt fence with wiring backing, usage of filter socks and floc logs for protection measures, providing additional wet and dry storage area in basins below the disturbed areas, or installation of erosion control matting for all slopes with the use of tackifiers in seeding and soil stabilization applications. 81Page UtNtW NU LS: TAX MAP. O66A24M1410-02100 APPUCANf: SCOTT'S IVY EXXON 42M NY ROAD CHARLOTTESVILLE, VA 22903 OWNER: SR&DR LLC 1031 MILTON DRIVE KEERARCK, VA 22847 ENGINEER COLLINS ENGINEERING, INC. 200 GARRETT STREET, SUITE K CHARLOTTESALLE, VA 22802 (434)2933718 CURRENTZONING: G1 COMMERCIAL, WITH FLOOOPLAIN, CRITICAL SLOPES, & ENTRANCE CORRIDOR OVERLAY DISTRICTS) CURRENTPROPOSEDUSE THE CURRENT& PROPOSED USE IS AN AUTO SERVICE STATION WITH (3) EXISTING SERVICE SAYS AND (4) PROPOSED SERVICE BAYS. PROPOSED SPECIAL USE PERMIT: IN ACCORDANCE WUH SECTION 1&22.2.11XsL A SPECIAL USE PERMIT IS BEING REQUESTED FOR THE AUTO SERVICE STATION ON THE PROPERTY WHEN NOT SERVED BY PUBLIC WATER OR AN APPROVED CENTRAL WATER SUPPLY. ACREAGE: TOFAL ACREAGE OF PARCEL S 1.6131: ACRES ALLOWABLE USES: THE ALLOWABLE USES FOR THIS DEVELOPMENT SHALL BE IN ACCORDANCE WITH SECTION 18-22.2 SETBACKS: FRONT BUILDING SETBACK,19 MINA 30' MAX SETBACK FROM ROUTE 230 SIDE & REM BLOC SETBACK: MIN. 50' SETBACK(ABUTTING ZONED RESIDENTIAL USES) & NO MAXIMUM SETBACK SIDE & REM BLOG SETBACK (ABUTTING ZONED COMMERCIAUINOUSTRUIL): SEPARATION IN ACCORDANCE WITH CURRENT BUILDING CODE PARKING SETBACK: 10' PARKING SETBACK FROM RDUFE ZED UTILITIES: WELL &SEPTIC SURVEY: SURVEY AND BOUNDARY PROVIDED BY MERIDIAN PLANNING GROUP IN JMUMY, 2020. ACCESS: THE SITE CURRENTLY HAS ACCESS FROM ROUTE 250 TO SERVICE THE SUE PARKING: PARKJNG SHALL BE PROVIDED IN ACCORDANCE WITH SECTION 184.12 OF ME BEMARLE COUNTY ZONING ORDINANCE FOR AUTOMOBILE SERVICE STATION USE PARKING SHALL BE LOCATED WITHIN THE PARKING ENVELOPS SHOWN ON THE APPLICATION PLAN. STORMWATERMGMT: STORMWATER MANAGEMENT WILL BE ACHIEVED FOR THE SITE IN ACCORDANCE WITH STATE STORMWATER MANAGEMENT REGULATIONS AND THE ALBEMARLE COUNTY WATER PROTECTION ORDINANCE. FIRE & RESCUE: THIS PROJECT SHALL CONFORM WITH ALB. COUNTY FIRE & RESCUE REGULATIONS FOR FIRE PRCTECTON AND ACCESS TO THE SITE. LANDSCMINGMDBUFFERS: SEE APPLICATION PLAN FOR PROPOSED LANDSCAPING AREAS ON THE PROPERTY. BUILDING HEIGHT: BUILDING HEIGHT SHALL BE IN ACCORDANCE WITH SECTION 18420 OF THE ALBEMARLE COUNTY ZONING ORDINANCE. PROPOSED BUILDING HEIGHT: 24 FEET HA - ENTRANCE CORRIDOR NOTES AND REQUIREMENTS: 1. VISIBILITY OF ALL MECHANICAL EQUIPMENT FROM THE ENTRANCE CORRIDOR SHALLM EUMINATED. 2. ALL SIGNS FOR THE SITE SHALL BE REVIEWED AND APPROVED BY ARE UNDER SEPARATE SIGN AP UCAT )N. NOTES: 1. TIE SERVICE STATION SHALL COMPLY WITH THE REQUIREMENTS OF SECTION IS.&120 OFTHEALBEMMLECOUNIYZONINGORD1N 1S. THIS INCLUDES THE SALE OR STORAGE OF THE PETROLEUM PRODUCE SHALL SATISFY THE REQUIREMENTS ESTABLISHED BY THE FIRE PREVENTION CODE, AND NO NEW STORAGE TANKS OR LOADING FACILIFFIES SH BE LOCATED CLOSER THAN 1 OD FEET FROM ANY LOT LINE. 2. ALL PARTS. MATERIALS AND EQUIPMENT SHALL BE STORED WITHIN AN ENCLOSED BUILDING. 3. NO VEHICLE AWAUING REPAIR&HALL BE LOCATED ON MY PORTION OF THE SITE SO AS TO BE VISIBLE FROM MY PUBLIC STREET OR ANY RESIDENTIAL PROPERTY, AND SHALL BE UNITED TO LOCATIONS DESIGNATED ON THE APPROVED SITE PLAN. 4. ALL SERVICES SHALL BE PERFORMED Wf HiN M ENCLOSED BUILDING. 5. NO BUILDINGS IN WHICH SERVICES ARE PERFORMED SHALL BE LOCATED CLOSER THAN INT4R C80 PARADISE( d,9/ 7 ti i 0f,0 -8 i - 20 ASH / P 4' ASH, 1i5 ASH 10 _ 15 ASH (21;) 15 PARADISE' / �Ib A'. lCh 6 POP 74 -_- - 10A H 535— � ,' B. ASH i10 ASH' ,� 770�ASA 18 AS / WELL/ ;I l2 AS! �y HU / !IO �AOTLHUNE �EM IST7�Sfl j To ZMA — Application Plan TMP06100-00-00-134AO Rezoning 1 iv = 40 It , IF TAFP 58AZ-20 41 LENVIC. LLC US 3801 PC 750 10 PARADW ZONED: Cf >` 1 BUILDIN650RSTRUCNRES BUILT 1 EIANUARY1,1985MEDINOROE �!! fOS SURVEY MFD IN ORDEATO M ASB ERMTT.ASBFSTOSREMOVAL / .I MARE RME0.EOUIREOIF POSITIVE FOP / I / N73*50'25'W IINIMUM FARMING REQUIREMENTS: 1055- 1. 1SPACE/EMPLOYEE: 42T50'2B' MIN, 10 EMPLOYEES-10 SPACES 1 2 SPACESISERVICE STAU: 16.5 7 SERVICE STALLS F 2 SPACES = 14 PACE MAL MIN. PARKNG REQUIRED =24 PACES ME 5842-20A / JOSEPH E RICHMOND Jr TRUST / DB 4992 PC 686 FOR AUTO SERVICE & SIGN AUTO REPAIR 5TATI0 _ ^ WOOD FENCE - ASPHALT ENTRANCEV �N0I2XOBi PLANTING BEDS I S/% T1fP--56A8-21 (PART i) / SR & DR, LLC a AS{i DB 5139 PC 134 'Js /GA ZONED: 71 6 1.587 AC y' ''$. EXISTING RESIOEI I t � BUILDING TO REMAI �/52S SEPTIC TANK LID 522 i A OVERHAND / J IF i I EXISTING CCESS IF o� FOR RESIDENTIAL ------ UNIT AUTOSERVICE UP I PARKING ENVELOPE AND 1 _ q TP: -�:% LANDSCAPING ~� y4 PROPOSED BLDG NVELOPE FOR AUT / PAIR EXPANSION 200 SF ' a PARK AND 1-STORY BRICK V CDICU TION o NVELOP WITH IVY Y EXX N LANDSCAPING ?;F 1,9505E ' 0.35ACRES T j ! \ /<8C1A0jN� ' QIXISTING \VENDING TO CANOPY REMAIN •N FRou�. 1,120 SF &!S Xp A 25 INV '510.58 /f Z ` -81 �z� 4 O r- r \ \ NOTE. THE PARKING AREAS WITHIN THE PROPOSED PARKING ENVELOPS SHALL BE THE REQUIREMENTS OF SECTION 4.12.15 OF THE ZONING ORDINANCE. o IF A` N 1 s UPV GW NOTE: ANY PROPOSED LANDSCAPING Ez WITHIN THE VDOT RIGHT OF WAY SHALL BE LIMITED TO STREET TREES. THE TREES SHALL BE MAINTAINED BY THE PROPERTY OWNER. NDSCAPIN" H STREEIFTRE wrrk J VD T ROW 0 5k57` UP L LLC (PART 16 bF \ �1S ff31 2)Y, E: PRO CH ,W UPI R 'VBD52'2Tw 751.— T E%ISTNO BUILDINGS Z / O PROPOSED BUILDING ENVELOPE O PARKING ENVELOPE AREA ;y W t EE 1J.DI3F/ - i V O AUTO REPAIR PARKING ENVELOPE Z / / O PROPOSED LANDSCAPE AREA PROPOSED ACCESS Z /^ O LIMITS OF FEMA FLOODPLAIN W / I EXISTING CRITCAL SLOPES N Z T IF RAN PIN FDUND ' IS RON PIN SET WOVr7V PARE J FEE FINISH FLOOR ELEVATION ",. n➢ig FENCE DI DRAIN INLET J 8E, APPRO%. UD UNDERGROIND BONN O LOCATION OF FP FUEL PUMP EXISTINGS SEPTIC, 7 I�UL PARADISE LPTME UNDERGROUND TANK DRAINFIELD T7 THE U`NDERG O NECTAC UCE TELEPHONE PEDESTAL TP TELEPHONE PEDESTAL / UP UTILITY POE MB YNLHO% MW MONIUPoNG WELL / ow o �CORP / OP MM METAL PIPE / NDSCAPE BUFFER PLANNNGS €B ALONG PERIMETER OF PARKING ARREEA. INCLUDING A MIXTURE OF i DURING SITE ,GEMENTFACIUTY I I LANDSCAPE TIP 58A2-24C RVANNA WATER AUTHORITY & SEWER r'RV Mtt ISTING ACCESS ZONED: Cf `TM EASEMENT FOR ADJACENT PARCELS AF' VARIABLE WIDTH pZ EASEMENT F 1 G DB 788 PG 841 U1 Z /DB 841 PG 721 DB 907 PG SOS 6 G J 5 Il RIP RAP i/ PROPOSED LANDSCAPING AREA (jj ZO WITH STREETTREES AND LU Og„ BUFFER SCREENING, INCLUDING A MIXTURE OF DECIDUOUS Z AND EVERGREEN TREES PERMANENT DRAJNACE �S28'47'44'111 O EASEMENT 1298, DB 4922 PC 43 Q z O w ILI In F \ 0 � U _ / �OJARORA1 ANO FISTING N FEBRUARY18.2021 \ BRID SHEET I OF2 91Page CDNPI RWygDAB GAD 20 ASH - 0 ASH' _ i15 10 ASH '`15 ASH ' (2: _ r P0c i' I I -ass �--y,, AI LEGEND IF IRON RN FOUND IS IRON RN SET FFE FINISH FLOOR ELEVATION DI DRAIN INLET UD UNDERGROUND DRAIN FP FUEL PUMP LPT UNDERGROUND FUEL TANK ONE OVERHEAD ELECTRIC UGE UNDERGROUND ELECTRIC TP TELEPHONE PEDESTAL UP U11UTY POLE ME MAILBOX MW MONITORING WELL ON GUY WIRE CMP CORRUGATED METAL PPE - E'. 11455502.01 -111 , ElevaJ9.11 1WELL /' '2' , MAT[HLINE-SEETHISSHFEET j1E0� ASH IF 2 /' 530 —J �� I 1ASII 0 ASH J EXISTING \ ` 20 1RPL ASHC?y 15 PA<" �J * ' a ASH,' tk- 1� 16 PARADISE( {/ 0 ASH, WIASHg; ,OASH� GENERAL NOTES: \ 1. INVERTS FOR PIPES AND STRUCTURES SHOWN HEREON ARE BASED ON FIELD MEASUREMENTS, HOWEVER THEY SHOULD BE VERIFIED PRIOR TO CONSTRUCTION. 2. PIPE SIZES. MATERIAL TYPE AND INVERT ELEVATIONS AS INDICATED ARE BASED UPON OBSERVATIONS MADE ABOVE GROUND. NO MEASUREMENTS HAVE BEEN PERFORMED BY PERSONNEL IN A CONFINED SPACE SITUATION. 3. EXISTING GROUND SURFACE LOCATION PERFORMED BY CONVENTIONAL INSTRUMENT SURVEY. 4. CONTOURS SHOWN AT 1' INTERVALS. 5. HORIZONTAL (NAI AND VERTICAL (NAVIITFB) DATUM ESTABLISHED THROUGH REAL TIME KINEMATIC (RTK) GPS OBSERVATIONS ON 01/22/1020. DIFFERENTIAL CORRECDONS MERE DERIVED FROM NATIONAL GEODETIC SURVEY (NGS) CONTINUALLY OPERATING REFERENCE STATION (CORS). COORDINATE VALUES, IF SHOWN HEREON, ARE BASED ON VIRGINIA STATE GRID, SOUTH ZONE 3. A PORTION O THIS PROPERTY IS LOCATED IN ZONE'X', A FOR RON IS LOCATED N SHADED ZONE 'X', A PORTION IS LOCATED IN SHADED ZONE 'AE', AND A PORTION IS LOCATED IN FLOODWAY ZONE 'AE' AS SHOWN ON TEMA MAP NO 5100=2650. EFFECTIVE DATE FEBRUARY 4, 2005. THIS DETERMINATION HAS BEEN MADE BY GRAPHIC METHODS, NO ELEVATION STUDY HAS BEEN PERFORMED AS A PORTION W THIS PROJECT. THIS SURVEYOR DOES NOT CERTIFY TO ACCURACY OF THE F.E.M.A MAP. 4. PROPERTY LINES SHOWN HEREON ARE TAKEN FROM COURT HOUSE RECORDS, EVIDENCE OF MONUNENTATION AND OCCUPATION FOUND IN THE FIELD, THIS SURVEY DOES NOT CONSTITUTE A BOUNDARY SURVEY AND WAS PREPARED WITHOUT THE BENEFIT OF A TITLE COMMITMENT, THEREFORE ALL EASEMENTS MAY NOT BE BROWN ON THIS SURVEY. 5. THIS SURVEY WAS COMPLETED UNDER THE DIRECT AND RESPONSIBLE CHARGE OF TIMOTHY R. MILLER. LS FROM AN ACTUAL GROUND SURVEY MADE UNDER HIS SUPERVISION. THE IMAGERY AND/OR ORIGINAL DATA WAS OBTAINED ON 01/22/2020, 01/28/2020 AND 01/29/2020. THIS PUT, MAP, OR DIGITAL GEOSPATAL DATA INCLUDING METADATA MEETS MINIMUM ACCURACY STANDARDS UNLESS OTHERWISE NOTED. ZMA — Application Plan TMP06100-00-00-134AO Rezoning \ \ SIGN Q MB . / CRDIOALSLOPES `.��. 8ASH '_1 / o"n O IF I / < A SINE 5 PARADIS 11 P,' : \ (2X) / -PT / .` EXISTING TREES TO BE (TYP REMOVED. /^ TMP 51 / `SEPPC '0 PAk,: / LENUC LLC 5ti>' {T4272 "- TANK LID / DD 3801 PC 750 ZONED: C1 / . - _ ASF f„ 1 / 522 - -'10 MAPLE' 50 75 A41 t` 52' OVERHANG i B PARADISPQ / 18 ASH \ \ / N7850'25'W IF S2p- ! / - 10 DEL MAPLEICSC , 10 ASH I 1� / N223a'21T'w IF (� TYP 58A2—R1 (PART 1)--ta A 16.58' SR & DR, LLC ARM / I DB 5139 PC f34 i' - / / CHAIN LINK/ / UP I ZONED: Cf a OGI:DD'/ FENCj Ix f.587 AC. h Tem 58A2-zoA IN IF / JOSEPH W RICHMOND Jr / TRUST hry \ / AD 498E PC 686 ENTRANCE ASPHALT _ - PLANTING BEDS 18' CMI INV =510.58 / eEV o I -STORY BRICK IVY EXXON ` UP I MB aql M/ Sr CANOPY V' )* � GRAVEL x� s V I VDCT UTILITY EAS ` EASEMENT DB 4922.PC 50 I mw Y eo'KO9D zso EXISTING VDOT R/W / ,,.•. CUR6 / EXISTI r.RA ME TO BE RE E - ROAD PAINT" (STRIPING)IF •. \-515up w J Yv'e 1$ YA�a IF GW UPI f2 IF i Z a / LLI ga Ztq / ZEXIST INS LLI fMI CAL SLOPES N Z PADISE J 0 w D sE(zx) Uc ,DISE PARADISE TMP 58AZ-Z4C RIVANNA WATER A, SEWER / AUTHORITY ZONED: CI 2� h WOVEN WIRE FENCE I� o G /! q 7 = Z " VARIABLE WIDTH 0Z ACCESS EASEMENT/ W 08 PG PIS 721 W Z O 841 / DR 907 PG 509 IngZ RIP RAP 2 Of 8 C s S4c1 PERMANENT DRAINAGE 0- 0-O EASEMENT Q 0 w O DB 4922 PG 43 �529B' Z 298 F- I- /. — \\ O XISTING /5GD TO BE REMOVED E�GUARORAJLS­"' F9RIUARY1W20M SCALE I,-4O• SXffT20F2 101Page SP202000006 Ivy Exxon Attachment 4 Information provided by DEQ The following information has been provided by Todd Pitsenberger, Petroleum and Pollution Response Program Manager, Virginia Department of Environmental Quality - Valley Regional Office. Staff's questions to Mr. Pitsenberger are followed by Mr. Pitsenberger's responses: 1. Staff question: The BTEX study for Scott's Ivy Exxon was done before the large flood in May 2018. How did that flood impact contamination of surrounding property? Did that flood threaten area wells and future well sites and drainage fields? Response: The flood would not be expected to have significantly impacted petroleum contamination migration or concentrations in that area. The petroleum plume is deep and still there, but concentrations have decreased as the contaminants continue to dissolve. There are two components to the petroleum contamination at these two sites (Toddsbury of Ivy and Ivy Exxon) - a shallow dissolved -phase groundwater plume approx. 10-20 feet below grade (fbg), and a deeper dissolved -phase plume approx. 80- 90 fbg. Concentrations have steadily decreased since the releases at both sites were discovered due to substantial corrective action efforts at the Toddsbury site and natural attenuation at both sites. Scott's Ivy Exxon was recently sampled around the new year Dec 2019/Jan 2020. - Sampled February 13, 2020. 2. Staff question: How should members of the community proceed if they are concerned that their wells are now contaminated as a result of the May 2018 flood? Response: DEQ would want to know if the well is contaminated with petroleum or E.coli or some other contaminant. You indicated on the call that a resident in the area had contacted someone with the County to report their well has become "impacted" as a result of the flood in 2018. 1 indicated to you that I believe DEQ is unaware of that impact at this point. If it is petroleum hydrocarbon related, I would certainly want to know and could possibly offer carbon filtration to the owner as a temporary fix until the source of the contamination is confirmed and a permanent alternate water supply can be developed. As of now, DEQ is not aware of new supply wells that have been impacted by petroleum contamination in this area; actually three of the four wells impacted in the vicinity of the Toddsbury and Exxon sites have improved to the point that carbon filtration systems are no longer needed. The four impacted wells were located at 4226, 4260, 4282, and 4297 Ivy Road. The well at 4260 (which is a shared well serving the Exxon and a rental residence behind the station) is the only one still receiving carbon treatment at this point. If wells have been found to have petroleum contamination, DEQ can provide well owners with carbon filtration systems. 3. Staff question: Does DEQ have additional information on the leaking underground storage tank on the Toddsbury site (TMP 58A2-13)? Response: This case has been closed. The release was found to no longer present a risk to the environment or existing users (i.e. drinking water supply wells or Little Ivy Creek or its tributaries). Case closure memo summarizing the case history, characterization, and risk assessment is attached. 4. Staff question: Given that the proposed expansion is for additional service bays only, does the expansion have any effect on the existing underground storage tank issues? The applicant estimates an additional five (5) cars would be serviced per day, which based on VA state code is about 50 gallons per day additional water usage. There is no proposed change in the number of employees. Response: I would not anticipate the planned expansion project having any effect on the existing UST system or the groundwater contamination situation. I would not anticipate the relatively minimal expected increase in water usage to create any concerns regarding the migration or continued natural attenuation of the existing groundwater contamination. 5. Staff question: What is the typical process for reporting groundwater contamination concerns to DEQ, and DEQ's process to respond to those concerns? Response: Typical DEQ Process for Groundwater Contaminants: • A concern is reported • DEQ looks into the concern Once the source is identified, the property owner of the "source" is responsible for assessing the risk and mitigating/cleaning Since contamination is below ground, DEQ using borings that serve as monitoring wells to test laterally and vertically to provide a best guess picture of ground contaminates and to characterize the extent of the plume, without impacting the site too much or unnecessarily DEQ doesn't have the authority to drill wells if a site is not known to be contaminated. That due diligence responsibility is left to the buyer and developer. This point is really about what DEQ requires a Responsible Party (RP) to assess and consider with regard to risk to sensitive receptors when characterizing the extent and risk of a petroleum release. DEQ does have the authority to require an RP to install wells on sites not known to be contaminated for the purpose of characterizing a release, but DEQ does not require RPs to consider the future use of a property that is currently undeveloped and/or does not have a sensitive receptor (i.e. supply well, vapor receptor such as a utility or basement, pond, etc) at the time of the characterization. So in the Ivy cases, the RPs for their respective releases at Toddsbury and the Exxon were tasked with assessing risk to the supply wells, basements, utilities, and the stream which existed when they were investigating their releases, and were not tasked with assessing the risk to the undeveloped property which you are currently considering or any other properties in the vicinity that do not have sensitive human or environmental receptors. ECS MID -ATLANTIC, LLC 'Setting the Standard for Service" �. Geotechnical • Construction Materials • Environmental • Facilities March 3, 2020 Mr. Todd A. Pitsenberger Petroleum Program Manager Virginia Department of Environmental Quality Valley Regional Office 4411 Early Road P.O. Box 3000 Harrisonburg, Virginia 22801 ECS Project No. 47-9894 Re: Subphase-5 Groundwater Monitoring Report Ivy Exxon - 4260 Ivy Road, Charlottesville, Virginia PC 2013-6113 Dear Mr. Pitsenberger, On behalf of our client, Mr. Roger Gibson, we are pleased to submit this monitoring report with the results of the monitoring well gauging and sampling that was conducted at the Ivy Exxon site on February 13, 2020. All groundwater data and sampling data collected to date are presented in this report. Background In 2013, Analytical Services, Inc. (ASI) conducted a Phase I Environmental Site Assessment (ESA) on the Ivy Exxon, located at 4260 Ivy Road in Charlottesville, Virginia. The ESA revealed that the site has been used as a gasoline station since at least the 1950s. It also revealed that there have been two documented past releases from underground storage tanks (USTs) at the site. The first release was reported in February 1997 and the second release was reported in November 1998 following the removal of three 6,000-gallon gasoline USTs. Both releases have since been closed. ASI also conducted a Phase II Subsurface Investigation in 2013. The Phase II Subsurface Investigation revealed that the area near the site's gasoline UST basin had been impacted by a petroleum release. An elevated concentration of total petroleum hydrocarbons (TPH) gasoline range organics (GRO) above Virginia Department of Environmental Quality (DEQ) reporting limits was detected in a soil sample collected from a boring located down -gradient from the UST basin. Elevated concentrations of benzene, toluene, ethylbenzene, and xylenes (BTEX) were detected in a groundwater sample collected from the same boring above Virginia Voluntary Remediation Program (VRP) Tier III screening levels. On April 17, 2013, the DEQ directed that a Site Characterization Report (SCR) study be conducted at the site. The SCR study concluded that contaminant concentrations at the site posed a potential threat to human and environmental receptors, as the subject site's domestic well was found to be impacted by MTBE and the potential existed for impact to Little Ivy Creek. Two addendums were written for the SCR to further assess petroleum contamination at the site and the site was monitored quarterly in 2014. 4004 Hunterstand Court, Suite 102, Charlottesville, VA 22911 • T: 434-973-3232 • F: 434-973-3238 • www.ecslimited.com ECS Capitol Services, PLLC • ECS Florida, LLC • ECS Mid -Atlantic, LLC • ECS Midwest, LLC • ECS Southeast, LLP • ECS Texas, LLP Ivy Exxon PC # 13-6113 March 3, 2020 ECS Project No. 47-9894 Carbon filtration was installed in the onsite supply well and in the supply wells at the business to the west of the site and the Sponski-Lucas residence to the east of the site. Culligan has been monitoring these supply wells on behalf of the DEQ since the installation of the carbon treatment systems. The treatment systems at the business to the west of the site and the Sponski-Lucas residence were removed during the summer of 2018, as contaminant levels had decreased to the point that carbon filtration was determined to no longer be necessary. A carbon treatment system is still used by the subject site's supply well, although petroleum concentrations have steadily decreased in the well since release case inception such that no contamination was detected in the April and October 2019 sampling events completed by Culligan. On February 3, 2020, DEQ requested that ECS complete a round of gauging and groundwater monitoring of the site's monitoring wells to evaluate the possibility of modifying the sampling interval and use of carbon filtration at the site's supply well. Site Location, Hvdroloav, and Regional Geology The Ivy Exxon site is located at 4260 Ivy Road in Charlottesville, Virginia (Figure 1). The elevation of the study area portion of the subject site is approximately 514 feet above mean sea level (amsl). The subject site slopes gently to the east toward Little Ivy Creek. The site is within the western portion of the Piedmont Physiographic Province, and is underlain by crystalline rock of the Blue Ridge Anticlinorium. Bedrock lithology beneath the site is porphyroblastic-biotite-plagioclase-augen gneiss (stratigraphic symbol Ybg), which is Middle Proterozoic (Grenville) in age (Virginia Division of Mineral Resources, 2003). Storm water drainage from the site drains to the southeast toward Little Ivy Creek, which is located immediately adjacent to the site's southeastern boundary at a distance of 120 feet from the subject site's LIST basin (Figure 1). Little Ivy Creek flows to the northeast, where it becomes a tributary to the Rivanna River. The Rivanna River supplies water to the Rivanna River Reservoir, which provides water to the City of Charlottesville, Virginia. The Rivanna River converges with the James River, which is a major tributary of the Chesapeake Bay, after flowing out of the Rivanna River Reservoir. No surface water bodies exist on the site. Monitoring Well Gauging. Purging. and Sampling Monitoring well gauging and sampling was performed on February 13, 2020. ECS collected well gauging data from overburden monitoring wells MW-1, MW-2, MW-3, MW- 6, MW-7, MW-8, piezometer P-1, and bedrock monitoring well BW-2. ECS did not collect a sample from MW-4, MW-5, and BW-1. The well casing at MW-4 was caved in approximately 7 feet below ground surface (bgs) and the well cap and manway had been removed. ECS was unable to locate monitoring well MW-5 and bedrock well BW-1 within the parking area. The well gauging data is presented below in Table 1. Depth -to -groundwater measurements recorded during this monitoring event and past monitoring events are presented in Table A-1 within Attachment A. Groundwater elevation values are approximated based on topographic mapping. Laboratory reports are included as Attachment B. Locations of the wells at the site and groundwater equipotential mapping are depicted on Figure 2. 2 Ivy Exxon PC # 13-6113 March 3, 2020 ECS Project No. 47-9894 Table 1 - Monitoring Well Gauging Results from February 13, 2020. Monitoring Well Monitoring Well Type Total Well Depth b (feet btoc) TOC° Elevations (feet amsl) Depth to Water (feet btoc) Groundwater Elevation (feet amsl) MW-1 Overburden 15 514.29 9.20 505.09 MW-2 Overburden 14 513.25 8.31 504.94 MW-3 Overburden 13 513.39 8.42 504.97 MW-4 Overburden 14 513.15 -e -- MW-5 Overburden 20 512.23 -- -- MW-6 Overburden 15 513.20 8.17 505.03 MW-7 Overburden 15 514.29 9.38 504.91 MW-8 Overburden 15 514.14 8.08 506.06 P 1 Streambank Piezometer 6.78 509.83 5.26 504.57 P-2 Streambank Piezometer 8.27 509.85 -- -- BW-1 Bedrock 60 513.95 -- -- BW-2 Bedrock 70 513.07 8.21 504.86 aAs measured during previous monitoring events. °btoc = below top of casing. 'TOC = top of casing. dams] = above mean sea level. a-- no data collected. ECS purged approximately three well volumes from each well prior to completing sampling. The water was removed from the well with a dedicated disposable bailer and twine. Free product was not observed in any of the monitoring wells. The purge water was dumped on the ground. Approximately 3.5 gallons of water were removed from MW-1, MW-2, MW-3, MW-6, MW-7, and MW-8. Approximately 0.5 gallons of water were removed from P-1 and approximately 30 gallons of water were removed from BW-2. ECS collected a sample from MW-1, MW-2, MW-3, MW-6, MW-7, MW-8, P-1, and BW-2 and submitted the samples for laboratory analysis of BTEX and methyl tert-butyl ether (MTBE) via U.S. Environmental Protection Agency (EPA) Method 8021B. Groundwater samples were placed on ice and submitted for laboratory analysis to Pace Analytical in Mount Juliet, Tennessee. Groundwater Analytical Results Analytical results of all detected constituents from the February 13, 2020 monitoring event are shown in Table 2 below. Groundwater analytical data recorded during this monitoring event and past monitoring events are presented in Table A-2 within Attachment A and a map showing groundwater petroleum concentrations is included as Figure 3. 3 Ivy Exxon PC # 13-6113 March 3, 2020 ECS Project No. 47-9894 Table 2 - Groundwater Analvtical Results from February 13. 2020. Well ID Benzene (pg/La) Toluene (Ng/L) Ethyl- benzene /L Total Xylenes /L MTBEb (Ng/L) MW-1 30.2 18.9 508 59.6 <1.0 MW-2 17.7 <1.0 1.27 11.1 <1.0 MW-3 20.9 5.96 19.2 17.1 <1.0 MW-6 5.88 <1.0 2.12 4.19 <1.0 MW-7 4.33 <1.0 14.0 13.3 <1.0 MW-8 <0.5 <1.0 <0.5 <1.5 <1.0 P-1 <0.5 <1.0 <0.5 <1.5 <1.0 BW-2 <0.5 <1.0 <0.5 <1.5 628 Virginia VRP0 Tier Il Residential Intrusion Groundwater Screening Level 5.0 1,000.0 700.0 10,000.0 140.0 apg/L - micrograms per liter bMTBE - methyl tert-butyl ether °VRP -Voluntary Remediation Program Benzene was detected in five of the eight monitoring wells at concentrations between 4.33 and 30.2 micrograms per liter (pg/L). Four of the five detected concentrations of benzene were above the Virginia VRP Tier II Residential Groundwater Screening Level of 5.0 pg/L. Toluene was detected in two of the eight groundwater wells (MW-1 at 18.9 pg/L and MW-3 at 5.96 pg/L). The detected concentrations of toluene were below the Virginia VRP Tier II Residential Groundwater Screening Level of 1,000.0 pg/L. Ethylbenzene was detected in five of the eight monitoring wells between 1.27 and 508 pg/L. The detected concentrations of ethylbenzene were below the Virginia VRP Tier II Residential Groundwater Screening Level of 700.0 pg/L. Total xylenes were detected in five of the eight monitoring wells between 4.19 and 59.6 pg/L. The detected concentrations of total xylenes were below the Virginia VRP Tier II Residential Groundwater Screening Level of 10,000.0 pg/L. MTBE was detected in one of the eight groundwater wells (BW-2 at 628 pg/L). The detected concentration of MTBE was above the Virginia VRP Tier II Residential Groundwater Screening Level of 140.0 pg/L. The concentrations of toluene, ethylbenzene, total xylenes, and MTBE in MW-1 and MW-2 on February 13, 2020 were less than the concentrations of these constituents during the previous monitoring event completed in December 2014. The concentrations of benzene had increased in MW-1 and MW-2 from December 2014 to February 2020. The concentrations of ethylbenzene, total xylenes, and MTBE in MW-3 on February 13, 2020 were less than the concentrations of these constituents in December 2014. The concentrations of toluene and benzene had increased in MW-3 from December 2014 to February 2020. The concentrations of BTEX and MTBE in MW-6, MW-7, MW-8, P-1, and BW-2 on February 13, 2020 were less than the concentrations of these constituents in December 2014. Overall, the data collected during this monitoring event appear to indicate that petroleum concentrations in the site's overburden and bedrock aquifer have generally declined over the past five years. 4 Ivy Exxon PC # 13-6113 March 3, 2020 ECS Project No. 47-9894 Please feel free to contact me at (540) 785-6624 if you have any comments or questions regarding this report. Sincerely, ECS Mid -Atlantic, LLC MAY IV� Michael L. Maloy, CP Principal Geologist/A✓,V�/o�_� Abby Con chnick, EIT Environmental Project Manager cc: Mr. Roger Gibson, by mail Thomas P. Nelson, CPG Senior Hydrogeologist 5 FIGURES Legend Subject Site QQ Subject Site Supply Well Stream 0 50 100 Figure 1: Site Layout Map 200 m Feet Ivy Exxon Site 4260 Ivy Road Charlottesville, VA rfc%. , .Qs ECS Project No. 47-9894 Figure 2: Site Monitoring Wells and Groundwater Elevations Legend Ivy Exxon Site 4260 Ivy Road Subject Site Charlottesville, VA 0 20 40 80 Groundwater Equipotential Contour (C.I. = 0.2 ft.) Feet N ,,,• Stream Monitoring Well Mdp Notesti (1) Groundwater elevations measured Overburden Monitoring Well on 211312020 in units offeetamsl, (2) Only overburden and piezometer C S Q Bedrock Monitoring Well monitoring well data were used to generate groundwater eepapotential 0 Streambank Piezometer contrours. ECS Project No. 47-9894 Legend Figure 3: Groundwater Sampling Results Subject Site Ivy Exxon Site 4260 Ivy Road UST Basin Charlottesville, VA Monitoring Well N Overburden Monitoring Well Map Notes: OQ Bedrock Monitoring Well (I) Sampling datafrom 2/13/2020; (2) Units are micrograms per liter; 0 Streambank Piezometer (3) B = benzene, T = toluene, E = ethylbenzene, X = total xylenes, 0 20 40 80 M = methyl tent --butyl ether. Feet ECS Project No. 47-9894 ATTACHMENT A .Y_lr_llr_Ia1�y Table A-1 Historical Groundwater Elevation Data Ivy Exxon Well Identification Total Well Depth (feet bgsa) Elevation b (feet amsl`) Date Gauged Depth Water to from TOC (feet) Product Thickness (feet) Groundwater Elevation (feet amsl) MW-1 15 514.29 5/16/2013 9.55 0 504.74 5/28/2013 9.82 0.01 504.47 7/23/2013 9.29 0 505 9/9/2013 9.98 0 504.31 2/6/2014 8.9 0 505.39 5/20/2014 7.88 0 506.41 9/5/2014 10.54 0 503.75 12/4/2014 9.88 0 504.41 2/13/2020 9.20 0 505.09 MW-2 14 513.25 5/16/2013 8.78 0 504.47 5/28/2013 9.08 0 504.17 7/23/2013 8.54 0 504.71 9/9/2013 9.17 0 504.08 2/6/2014 8.14 0 505.11 5/20/2014 7.17 0 506.08 9/5/2014 9.69 0 503.56 12/4/2014 9.04 0 504.21 2/13/2020 8.31 0 504.94 MW-3 13 513.39 5/16/2013 8.66 0 504.73 5/28/2013 9.07 0 504.32 7/23/2013 8.57 0 504.82 2/6/2014 8.16 0 505.23 5/20/2014 7.29 0 506.1 9/5/2014 9.69 0 503.7 12/4/2014 9.08 0 504.31 2/13/2020 8.42 0 504.97 MW-4 14 513.15 5/16/2013 9.09 0 504.06 5/28/2013 9.32 0 503.83 7/23/2013 8.89 0 504.26 9/9/2013 9.39 0 503.76 2/6/2014 8.46 0 504.69 5/20/2014 7.88 0 505.27 9/5/2014 9.82 0 503.33 A-1 Well Identification Total Well Depth (feet bgsa) Elevation b (feet amsl`) Date Gauged Depth Water to from TOC (feet) Product Thickness (feet) Groundwater Elevation (feet amsl) 12/4/2014 9.25 0 503.9 2/13/2020 ° -- - MW-5 20 512.23 7/23/2013 7.3 0 505.85 9/9/2013 8.29 0 504.86 2/6/2014 6.84 0 506.31 5/20/2014 5.27 0 507.88 9/5/2014 9.08 0 504.07 12/4/2014 8.11 0 505.04 2/13/2020 -- - -- M W-6 15 513.20 7/23/2013 8.26 0 504.94 2/6/2014 7.91 0 505.29 5/20/2014 6.92 0 506.28 9/5/2014 9.52 0 503.68 12/4/2014 8.87 0 504.33 2/13/2020 8.17 0 505.03 MW-7 15 514.29 7/23/2013 9.43 0 504.86 9/9/2013 10.00 0 504.29 2/6/2014 9.03 0 505.26 5/20/2014 8.22 0 506.07 9/5/2014 10.42 0 503.87 12/4/2014 9.84 0 504.45 2/13/2020 9.38 0 504.91 MW-8 15 514.14 7/23/2013 7.93 0 506.21 9/9/2013 9.05 0 505.09 2/6/2014 7.48 0 506.66 5/20/2014 6.07 0 508.07 9/5/2014 9.90 0 504.24 12/4/2014 8.87 0 505.27 2/13/2020 8.08 0 506.06 P-1 6.78 509.83 7/23/2013 5.81 0 504.02 7/31 /2013 5.96 0 503.87 8/16/2013 6.07 0 503.76 9/9/2013 6.18 0 503.65 2/6/2014 5.33 0 504.50 5/20/2014 4.86 0 504.97 9/5/2014 6.59 0 503.24 A-2 Well Identification Total Well Depth (feet bgsa) Elevation b (feet amsl`) Date Gauged Depth Wooer from TOC (feet) Product Thickness (feet) Groundwater Elevation (feet amsl) 12/4/2014 6.00 0 503.83 2/13/2020 5.26 0 504.57 P-2 8.27 509.85 7/23/2013 6.51 0 503.34 7/31 /2013 6.45 0 503.40 8/16/2013 6.50 0 503.35 9/9/2013 6.56 0 503.29 2/6/2014 6.00 0 503.85 5/20/2014 5.87 0 503.98 9/5/2014 6.75 0 503.10 12/4/2014 6.43 0 503.42 2/13/2020 - -- -- BW-1 60 513.95 9/9/2013 9.11 0 504.84 9/24/2013 9.49 0 504.46 2/6/2014 7.79 0 506.16 5/20/2014 6.70 0 507.25 9/5/2014 6.75 0 507.2 12/4/2014 6.43 0 507.52 2/13/2020 - -- -- BW-2 70 513.07 9/9/2013 9.01 0 504.06 9/24/2013 9.27 0 503.8 2/6/2014 7.96 0 505.11 5/20/2014 7.03 0 506.04 9/5/2014 9.53 0 503.54 12/4/2014 8.91 0 504.16 2/13/2020 8.21 0 504.86 abgs = below ground surface bDepth to water values are expressed as feet below top of well casing °amyl = above mean sea level d- = no data collected A-3 Table A-2 Historical Groundwater Quality Data Sampling Benzene Toluene Ethyl- Total Total b TPHc MTBEd Chloro- WellID Date (Mg/La) Toluene benzene Xylen s BTEL GRO VITBE methane Notes (N9 ) (N9 ) (N9 ) (N9 ) (u9 ) MW-1 5/16/2013 73 <10 4,700 510 5,283 17,000 95 NAe 7/23/2013 58 11 3,900 520 4,489 18,000 65 NA 2/6/2014 67 <25 3,500 410 3,977 NA 86 NA 5/20/2014 62 8.7 1,500 214 1,784.70 NA 78 NA Method 8021B 9/5/2014 74 46 3,000 293 3,413 NA 440 NA 12/4/2014 27 27 2,300 220 2,574 NA 45 NA 2/13/2020 30.2 18.9 508 59.6 NA NA <1.0 NA MW-2 5/16/2013 4.0 <1.0 10.0 6.4 20.4 520 8.5 NA 7/23/2013 4.3 <1.0 1.0 5.1 10.4 780 10 NA 2/6/2014 3.6 1.2 <1.0 8.2 13 NA 11 NA 5/20/2014 <1.0 <1.0 9.8 3.9 13.7 NA 6.5 NA Method sozle 9/5/2014 6.0 2.8 3.2 7.2 19.2 NA 9.8 NA 12/4/2014 8.0 1.8 6.0 18.3 34.1 NA 9.2 NA 2/13/2020 17.7 <1.0 1.27 11.1 NA NA <1.0 NA MW-3 5/16/2013 21 <1.0 47 16.2 84.2 1,800 25 NA 7/23/2013 13 <1.0 53 15.1 81.1 1,600 14 NA 2/6/2014 15 3.8 51 31.1 100.9 NA 17 NA 5/20/2014 7.0 2.8 20 10.7 40.5 NA 12 NA Method 8021B 9/5/2014 29 4.0 50 40.4 123.4 NA 24 NA 12/4/2014 19 2.8 50 32.8 104.6 NA 25 NA 2/13/2020 20.9 5.96 19.2 17.1 NA NA <1.0 NA MW-4 5/16/2013 31 <1.0 33 15.5 79.5 1,600 14 NA 7/23/2013 30 <1.0 25 15.8 70.8 2,400 15 NA 2/6/2014 18 2.6 7.2 13.3 41.1 NA 14 NA Method 5/20/2014 11 1.2 1.6 5.5 11.4 NA 9.4 NA 8021 B 9/5/2014 19 3.5 15 15.6 54.1 NA 11 NA 12/4/2014 17 6.2 9.2 12.1 44.5 NA 11 NA Sampling Benzene Toluene Ethyl- Total TotalTPHc MTBE° Chloro- Well ID Date (Ng/La) (Ng/L) benzene s a Xylen BTELb GRO (pg/L) methane Notes (P9 ) (P9 ) (p9 ) (P9 L) MW-5 7/23/2013 <1.0 <1.0 <1.0 <3.0 <6.0 <100 <1.0 NA Method 2/6/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA 1.0 NA 8021E MW-6 7/23/2013 <1.0 <1.0 <1.0 <3.0 <6.0 <100 5.7 NA 2/6/2014 1.7 <1.0 1.7 <3.0 <7.4 NA 9.6 NA 5/20/2014 2.7 <1.0 <1.0 <3.0 2.7 NA 9.3 NA Method 9/5/2014 9.1 2.9 22 34.6 68.6 NA 14 NA 8021 B 12/4/2014 6.7 1.3 13 23.2 44.2 NA 13 NA 2/13/2020 5.88 <1.0 2.12 4.19 NA NA <1.0 NA MW-7 7/23/2013 44 14 110 135.8 303.8 3,600 21 NA 2/6/2014 20 2.8 59 75.4 157.2 NA 16 NA 5/20/2014 55 15 150 227.6 447.6 NA 16 NA Method 9/5/2014 25 1.5 45 48.6 120.1 NA 13 NA 8021 B 12/4/2014 5.2 1.2 16 18 40.4 NA 7.2 NA 2/13/2020 4.33 <1.0 14.0 13.3 NA NA <1.0 NA MW-8 7/23/2013 <1.0 <1.0 <1.0 <3.0 <6.0 <100 <1.0 NA 2/6/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA <1.0 NA Method 8021B 2/13/2020 <0.5 <1.0 <0.5 <1.5 NA NA <1.0 NA P-1 7/23/2013 <1.0 <1.0 <1.0 <3.0 <6.0 NA <1.0 <1.0 Method 2/6/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA <1.0 <1.0 8260B 211312020 <0.5 <1.0 <0.5 <1.5 NA NA <1.0 <1.0 Method 8021B P-2 7/23/2013 <1.0 <1.0 <1.0 <3.0 <6.0 NA 1.1 <1.0 Method 2/6/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA <1.0 <1.0 8260B BW-1 9/9/2013 <1.0 <1.0 <1.0 <3.0 <6.0 390 360 <1.0 2/6/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA 320 <1.0 5/20/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA 330 <1.0 Method 8260B 9/5/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA 250 <1.0 12/4/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA 310 <1.0 BW-2 9/9/2013 <1.0 <1.0 <1.0 <3.0 <6.0 1,700 1,600 <1.0 Method A-7 Sampling Benzene Toluene Ethyl- Total TotalTPHc MTBE° Chloro- Well ID ben e a Xylen s BTELb GRO methane Notes Date (pg/L') (pg/L) (pg/L) (p9 ) (p9 ) (p9 ) (p9 ) (p9 L) 2/6/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA 1,000 <1.0 8260B 5/20/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA 22 <1.0 9/5/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA 1,200 <1.0 12/4/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA 1,500 <1.0 211312020 <0.5 <1.0 <0.5 <1.5 NA NA 628 NA Method 8021B SCOWS Ivy 5/28/2013 <1.0 <1.0 <1.0 <3.0 <6.0 NA 20 <1.0 Method Domestic 8260B Well Sample collected after installation 7/23/2013 <1.0 <1.0 <1.0 <3.0 <6.0 NA <1.0 2.9 of water treatment system using Method 8260B Richmond Method Domestic 8260B, Well 7/31/2013 <1.0 <1.0 <1.0 <3.0 <6.0 NA 6 <1.0 western adjoining prop" Eaton Method Domestic 2/6/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA <1.0 <1.0 8260B, Well 4222 Ivy Road Sponski Method Domestic 2/6/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA 11 <1.0 8260B, Well 4226 Ivy Road Hammond 2/6/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA <1.0 <1.0 Method Domestic 82606, Well 727 Pine 5/20/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA <1.0 <1.0 Hill Lane. Note: 9/5/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA <1.0 <1.0 detection of acetone W. Sampling Benzene Toluene Ethyl- Total Total TPHc INTBE° Chloro- Well ID Date (pg/La) (Pg/L) benzene a Xylen s BTEL b GRO (pg/L) methane Notes (p9 ) (p9 ) (p9 ) (p9 ) (p9 L) of 16 Ng/L 12/4/2014 <1.0 <1.0 <1.0 <3.0 <6.0 NA <1.0 <1.0 on May 20, 2014 a pg/L — micrograms per liter b BTEX — benzene, toluene, ethylbenzene, and xylenes TPH-GRO — total petroleum hydrocarbons gasoline range organics "MTBE — methyl tert-butyl ether E NA — constituent not analyzed ®' ATTACHMENT B LABORATORY REPORT 0 it a i!65y is National Center M Tesfing 8 Innovatlon ANALYTICAL REPORT February 21, 2020 ECS Mid -Atlantic LLC - Charl. Via Sample Delivery Group: L1189664 Samples Received: 02/14/2020 Project Number: Description: Scott's Ivy Exxon Report To: Mr. Tom Nelson 4004 Hunterstand Court; Ste 102 Charlottesville, VA 22911 Entire Report Reviewed By: �41 Heather J Wagner Project Manager Results relate only to the Items tested or calibrated and are reported as rounded values- This test report shall not be reproduced. except in full, without written approval of the laboratory. Where applicable, sampling conducted by Pace Analytical National n performed per guidance provided in laboratory standard operating procedures ENV-SOP-MTJL-0067 and ENV-SOP-MTJL-0068- Where sampling conducted by the customer, results relate to the accuracy of the Information provided, and as the samples are received. PIP lyi .4 AO M ETC 3Ss 4Cn SSr 6QC TGI lAl FC ACCOUNT: PROJECT: SDG: DATErIME: PAGE: ECS Mid-Atentic LLC-Chart. Via L1189664 02/21/2017:00 1Of 19 TABLE OF CONTENTS ONE LAB. NATIONWIDE. Cp: Cover Page Tc: Table of Contents Ss: Sample Summary Cn: Case Narrative Sr: Sample Results MW-1 L1189664-01 MW-2 L1189664-02 MW-3 L1189664-03 MW-6 L1189664-04 MW-7 L1189664-05 MW-8 L1189664-06 BW-2 L1189664-07 P-1 L1189664-08 Qc: Quality Control Summary Volatile Organic Compounds (GC) by Method 8021 GI: Glossary of Terms Al: Accreditations & Locations Sc: Sample Chain of Custody 1 2 3 4 5 5 6 7 8 9 10 11 12 13 13 15 16 17 Cp �® S 4Cn SSr IQC [GI CAI 9Sc ACCOUNT: PROJECT: SDG: DATEMME: PAGE: ECS Mid-Atanlic LLC - Chad. Va L1189664 02/21/2017:00 2of19 SAMPLE SUMMARY ONE LAB. NATIONWIDE. Collected by Collected date/time Received date/time MW-1 L1189664-01 GW 02/13/2014:50 02/14/2008:45 P Method Volatile Organic Compounds (GC) by Method 8021 Volatile Organic Compounds (GC) by Method 8021 MW-2 L1189664-02 GW Batch Dilution Preparation Analysis Analyst Location LJ date/time date/time TC WG142$932 1 02176/2077 34 02/16f2017:34 BMB Mt. Juliet TN WG1431581 10 02/20/2021:34 02/2012021:34 ADM Mt Juliet, TN Collected by Collected date/time Received date/time 4Cf1 02/13/2014:40 02/14/2008:45 Method Batch Dilution Preparation Analysis Analyst Location date/time date/time 5$r Volatile Organic Compounds (GC) by Method 8021 WG1428932 1 02/16/2017 56 02116/2017:56 8MB Mt. Juliet TN Volatile Organic Compounds (GC) by Method 8021 WG1431581 1 02/20/20 21:57 02120/20 21:57 ADM Mt Juliet, TN oQC Collected by Collected date/time Received date/time �G( MW-3 L1189664-03 GW 02i13/2014:40 02/14/2008:45 Method Batch Dilution Preparation Analysis Analyst Location -A date/time date/time Volatile Organic Compounds (Gq by Method 8021 WG1428932 1 02/16/2018:19 02116/2018:19 8MB Mt. Juliet. TN aSC Collected by Collected date/time Received date/time MW-6 L1189664-04 GW 02/13/2014:55 02/14/2008:45 Method Batch Dilution Preparation Analysis Analyst Location date/time date/time Volatile Organic Compounds (Gq by Method 8021 WG1428932 1 0211612018:41 02/16/2018:41 BMB Mt. Juliet, TN Collected by Collected dateftime Received dateftime MW-7 L1189664-05 GW 02113/2014s0 02/14/2008:45 Method Batch Dilution Preparation Analysis Analyst Location dateftime dateftime Volatile Organic Compounds (GC) by Method 8021 WG1428932 1 02A6/2019:03 02/1612019:03 BMB Mt. Juliet, TN Collected by Collected date/time Received date/time MW-8 L1189664-06 GW 02/1312014:35 02/14/2008.45 Method Batch Dilution Preparation Analysis Analyst Location date/Bme dateftime Volatile Organic Compounds (GC) by Method 8021 WG1428932 1 02116/2019:25 C21162019:25 BMB Mt Juliet, TN Collected by Collected date/time Received dateftime BW-2 L1189664-07 GW 02/13/2015:05 02114/2008:45 Method Batch Dilution Preparation Analysis Analyst Location date/time date/time Volatile Organic Compounds (Gq by Method 8021 WG1428932 1 02116/2019.48 02116/2019.48 BMB Mt. Juliet, TN Volatile Organic Compounds (GC) by Method 8021 WG1431581 10 02/20/20 22:19 C2120120 22:19 ADM Mt Juliet, TN Collected by Collected date/lime Received dateftime P-1 L1189664-08 GW 02/13/2014:15 02114/2008:45 Method Batch Dilution Preparation Analysis Analyst Location dateftime dateftime Volatile Organic Compounds (Gq by Method 8021 WGI428932 1 02/16/20 2090 02/16/20 20:10 BMB Mt Juliet, TN ACCOUNT: PROJECT: SDG: DATE/rIME: .PAGE: ECS Mid -Atlantic LLC- Chan. Va L1189664 02/21/2017:00 3of19 CASE NARRATIVE ONE LAB. NATIONWIDE. FPAll sample aliquots were received at the correct temperature, in the proper containers, with the appropriate preservatives, and within method specified holding times, unless qualified or notated within the report Where applicable, all MDL (LOD) and RDL (LOQ) values reported for environmental samples Tc have been corrected for the dilution factor used in the analysis. All Method and Batch Quality Control are within established criteria except where addressed in this case narrative, a non-conformance form 3Ss or properly qualified within the sample results. By my digital signature below, I affirm to the best of my knowledge, all problems/anomalies observed by the laboratory as having the potential to affect the quality of the data have been identified by the laboratory, and no information or data have been knowingly withheld that would affect the quality of the data. 5$f _ / FC Etz Heather J Wagner lAl Project Manager Fc ACCOUNT: PROJECT: SDG: DATEMME: PAGE: ECS Mid-Atlanlic LLC - Chad. Va L1189664 02/21/2017:00 4of 19 MW-1 SAMPLE RESULTS - 01 ONE LAS. NATIONWIDE. Collected date/time: 02113/20 14:50 L1189664 Volatile Organic Compounds (GC) by Method 8021 Result Qualifier RDL Dilution Analysis Batch Analyte mgA in gm date/time Benzene 0.0302 0.000500 1 02/16/202017:34 WG1428932 Toluene 0.0189 0.00100 1 02/16/202017:34 WG1428932 Ethylbenzene 0.508 0.00500 10 02/20/2020 21:34 WG1431581 Total Xylene 0.0596 0.00150 1 02116/202017:34 WG1428932 Methyl tert-butyl ether ND 0.00100 1 02/16/202017:34 WG1428932 (S)a,¢o-Triluorotoluene(PID) 122 79.0-125 0217620201734 WG1428932 (S)a,,a,,o-7rifiuorotoluene(PID) 101 79.0-125 021201202021.34 WG1431581 ACCOUNT: PROJECT: SDG: DATErIME: PAGE: ECS Mid -Atlantic LLC- Cheri. Va L1189664 02/21/2017:00 5of19 MW-2 SAMPLE RESULTS - 02 ONE LAS. NATIONWIDE. Collected date/time: 02113/20 14:40 L1189664 Volatile Organic Compounds (GC) by Method 8021 Result Qualifier RDL Dilution Analysis Batch Analyte mgll in gm date/time Benzene 0.0177 0.000500 1 02/16/202017:56 WG1428932 Toluene ND 0.00100 1 02/16/202017:56 WG1428932 Ethylbenzene 0.00127 0.000500 1 02/20/2020 2157 WG1431581 Total Xylene 0.0111 0.00150 1 02/16/202017:56 WG1428932 Methyl tert-butyl ether ND 0.00100 1 02/16/202017:56 WG1428932 (S)a,¢o-Trilluorotoluene(PID) 105 79.0-125 02176202017.56 WG1428932 (S)a,,a,,o-7rifiuorotoluene(PID) 105 79.0-125 021201202021.57 WG1431581 ACCOUNT: PROJECT: SDG: DATErIME: PAGE: ECS Mid-Atiantic LLC- Cheri. Va L1189664 02/21/2017:00 6of19 MW-3 SAMPLE RESULTS - 03 ONE LAS. NATIONWIDE. Collected date/time: 02113/20 14:40 L1189664 Volatile Organic Compounds (GC) by Method 8021 Result Qualifier RDL Dilution Analysis Batch Analyte mgA in gm date/time Benzene 0.0209 0.000500 1 02/16/202018:19 WG1428932 Toluene 0.00596 0.00100 1 02/16/202018:19 WG1428932 Ethylbenzene 0.0192 0.000500 1 02/161202018:19 WG1428932 Total Xylene 0.0171 0.00150 1 02/16/202018:19 WG1428932 Methyl tert-butyl ether ND 0.00100 1 02/16/20201899 WG1428932 (S)a,¢o-Triiluorotoluene(PID) 109 79.0-125 02176202018.19 WG1428932 ACCOUNT: PROJECT: SDG: DATErIME: PAGE: ECS Mid -Atlantic LLC- Cheri. Va L1189664 02/21/2017:00 7of 19 MW-6 SAMPLE RESULTS - 04 ONE LAS. NATIONWIDE. Collected date/time: 02113/20 14:55 L1189664 Volatile Organic Compounds (GC) by Method 8021 Result Qualifier RDL Dilution Analysis Batch Analyte mgA in gm date/time Benzene 0.00588 0.000500 1 02/16/202018:41 WG1428932 Toluene ND 0.00100 1 021'16/202018:41 WG1428932 Ethylbenzene 0.00212 0.000500 1 02/161202018:41 WG1428932 Total Xylene 0.00419 0.00150 1 02116/202018:41 WG1428932 Methyl tert-butyl ether ND 0.00100 1 02/16/202018:41 WG1428932 (S)a,¢o-Triiluorotoluene(PID) 101 79.0-125 02176202018:41 WG1428932 ACCOUNT: PROJECT: SDG: DATErIME: PAGE: ECS Mid -Atlantic LLC- Cheri. Va L1189664 02/21/2017:00 8of19 MW-7 SAMPLE RESULTS - 05 ONE LAS. NATIONWIDE. Collected date/time: 02113/20 14:30 L1189664 Volatile Organic Compounds (GC) by Method 8021 Result Qualifier RDL Dilution Analysis Batch Analyte mgA in gm date/time Benzene 0.00433 0.000500 1 02/16/202019:03 WG1428932 Toluene ND 0.00100 1 02/16/202019:03 WG1428932 Ethylbenzene 0.0140 0.000500 1 02/161202019:03 WG1428932 Total Xylene 0.0133 0.00150 1 02116/202019:03 WG1428932 Methyl tert-butyl ether ND 0.00100 1 02/16/202019:03 WG1428932 (S)a,¢o-Triiluorotoluene(PID) 104 79.0-125 02176202019.03 WG1428932 ACCOUNT: PROJECT: SDG: DATErIME: PAGE: ECS Mid-Atiantic LLC- Cheri. Va L1189664 02/21/2017:00 9of 19 MW-8 SAMPLE RESULTS - 06 ONE LAS. NATIONWIDE. Collected date/time: 02113/20 14:35 L1189664 Volatile Organic Compounds (GC) by Method 8021 Result Qualifier RDL Dilution Analysis Batch Analyte mgll in gm date/time Benzene ND 0.000500 1 02/16/202019:25 WG1428932 Toluene ND 0.00100 1 02/16/20201925 WG1428932 Ethylbenzene ND 0.000500 1 02/161202019:25 WG1428932 Total Xylene ND 0.00150 1 02/16/202019:25 WG1428932 Methyl tert-butyl ether ND 0.00100 1 02/16/202019:25 WG1428932 (S)a,¢o-Triiluorotoluene(PID) 99.6 79.0-125 0217620201925 WG1428932 ACCOUNT: PROJECT: SDG: DATErIME: PAGE: ECS Mid -Atlantic LLC- Cheri. Va L1189664 02/21/2017:00 10 of 19 BW-2 SAMPLE RESULTS - 07 ONE LAS. NATIONWIDE. Collected date/time: 02113/2015:05 L1189664 Volatile Organic Compounds (GC) by Method 8021 Result Qualifier RDL Dilution Analysis Batch Analyte mgll in gm date/time Benzene ND 0.000500 1 02/16/202019:48 WG1428932 Toluene ND 0.00100 1 02/16/202019:48 WG1428932 Ethylbenzene ND 0.000500 1 02/161202019:48 WG1428932 Total Xylene ND 0.00150 1 02/16/202019:48 WG1428932 Methyl tert-butyl ether 0.628 0.0100 10 02/202020 22:19 WG1431581 (S)a,¢o-Trilluorotoluene(PID) 872 79.0-125 02176202019.48 WG1428932 (5)a,,a,,o-Trifiuorotoluene(PID) 100 79.0-125 021201202022.19 WG1431581 ACCOUNT: PROJECT: SDG: DATErIME: PAGE: ECS Mid-Atiandc LLC- Cheri. Va L1189664 02/21/2017:00 11 of 19 P-1 SAMPLE RESULTS - 08 ONE LAS. NATIONWIDE. Collected date/time: 02113/20 14:15 L1189664 Volatile Organic Compounds (GC) by Method 8021 Result Qualifier RDL Dilution Analysis Batch Analyte mgll in gm date/time Benzene ND 0.000500 1 02/16/202020:10 WG1428932 Toluene ND 0.00100 1 02/16/202020.10 WG1428932 Ethylbenzene ND 0.000500 1 02/16/2020 20:10 WG1428932 Total Xylene ND 0.00150 1 02116/2020 20:10 WG1428932 Methyl tert-butyl ether ND 0.00100 1 02/16/2020 20:10 WG1428932 (S)a,¢o-Triiluorotoluene(PID) 99.0 79.0-125 02176202020:10 WG1428932 ACCOUNT: PROJECT: SDG: DATErIME: PAGE: ECS Mid-Atiandc LLC- Cheri. Va L1189664 02/21/2017:00 12 of 19 WG1428932 Volatile Organic Compounds (GC) by Method 8021 Method Blank (MB) QUALITY CONTROL SUMMARY L1189664-01,02, 03, 04,05,06,07,08 (MB) R3501672-2 02/16/2015:19 M8 Result MB Qualifier MB MDL MB RDL Analyte mg/I mg/I mg/I Benzene U 0.000190 0.000500 Toluene U 0.000412 0.00100 Ethylbenzene U 0.000160 0.000500 Total Xylene U 0.000510 0.00150 Methyl tert-butyl ether U 0.000340 0.00100 P o,a, o-Tritluorotoluene(P1D) 101 79.0-125 Laboratory Control Sample (LCS) (LCS) R3501672-1 02/1612014.11 Spike Amount LCS Result LCS Rec. Rec. Limits LCS Qualifier Analyte mg/I mg/I % % Benzene 0.0500 0.0536 107 77.0-122 Toluene 0.0500 0.0535 107 80.0-121 Ethylbenzene 0.0500 0.0508 102 80-0-123 Total Xylene 0.150 0.147 98.0 47.0-154 Methyl tert-butyl ether 0.0500 0.0492 98.4 6&0-122 a, ao-Tnfluorotoluene(PID) , 'rot 79.0-125 ONE LAB. NATIONWIDE. ,CP ITC] 3S$ 4Cn 5Sr 7GI SAI 9Sc ACCOUNT: PROJECT: SDG: DATEMME: PAGE: ECS Mid-Atiandc LLC - Chan. Va L1189664 02/21/2017:00 13 of 19 WG1431581 Volatile Organic Compounds (GC) by Method 8021 Method Blank (MB) (MB) R3501989-3 02/20/2017:57 M8 Result Analyte mg/I Ethylbenzene U Methyl tert-butyl ether U c,aa-Tripuorotoluene(PID) 99.3 QUALITY CONTROL SUMMARY L1189664-01,02,07 MB Qualifier MB MDL MB RDL mg/I mg/I 0.000160 0.000500 0.000340 0.00100 79.0-125 Laboratory Control Sample (LCS) (LCS) R3501989-1 02120/2016:50 Spike Amount LCS Result LCS Rec. Rec. Limits LCS Qualifier Analyte mg/I mg/I % % Ethylbenzene 0.0500 0.0508 102 80.0-123 Methyl tert-butyl ether 0.0500 0.0473 94.6 68.0-122 o,o,a-Tnfluorotoluene(PID) 101 79.0-025 ONE LAB. NATIONWIDE. ACCOUNT: PROJECT: SDG: DATEMME: PAGE: ECS Mid-Atiandc LLC - Chan. Va L1189664 02/21/2017:00 14 of 19 GLOSSARY OF TERMS ONE LAB. NATIONWIDE. Guide to Reading and Understanding Your Laboratory Report Cp The information below is designed to better explain the various terms used in your report of analytical results from the Laboratory. This is not intended as a comprehensive explanation, and if you have additional questions please contact your project representative. Results Disclaimer - Information that may be provided by the customer, and contained within this report include Permit Limits, Project Name, z TC Sample ID, Sample Matrix, Sample Preservation, Field Blanks, Field Spikes, Field Duplicates, On -Site. Data, Sampling Collection Dates/Times, and Sampling Location. Results relate to the accuracy of this information provided, and as the samples are received. Abbreviations and Definitions 3 Ss MDL Method Detection Limit ND Not detected at the Reporting Limit (or MDL where applicable). 4Cn RDL Reported Detection Limit Rec. Recovery. s$r RPD Relative Percent Difference. SDG Sample Delivery Group. Surrogate (Surrogate Standard - Anal es added to eve blank, sample, Laboratory Control Sample/Duplicate and 9 ( 9 ) Yt N P rYQC a (S) Matrix Spike/Duplicate; used to evaluate analytical efficiency by measuring recovery. Surrogates are not expected to be detected in all environmental media. U Not detected at the Reporting Limit (or MDL where applicable). Analyte The name of the particular compound or analysis performed. Some Analyses and Methods will have multiple analytes reported. If the sample matrix contains an interfering material, the sample preparation volume or weight values differ from the A Dilution standard, or if concentrations of analytes in the sample are higher than the highest limit of concentration that the laboratory can accurately report, the sample may be diluted for analysis. If a value different than 1 is used in this field, the result reported has already been corrected for this factor. SC These are the target % recovery ranges or % difference value that the laboratory has historically determined as normal Limits for the method and analyte being reported. Successful QC Sample analysis will target all analytes recovered or duplicated within these ranges. This column provides a letter and/or number designation that corresponds to additional information concerning the result Qualifier reported. If a Qualifier is present, a definition per Qualifier is provided within the Glossary and Definitions page and potentially a discussion of possible implications of the Qualifier in the Case Narrative if applicable. The actual analytical final result (corrected for any sample specific characteristics) reported for your sample. If there was no measurable result returned for a specific analyte, the result in this column may state "ND" (Not Detected) or "BDL" Result (Below Detectable Levels). The information in the results column should always be accompanied by either an MDL (Method Detection Limit) or RDL (Reporting Detection Limit) that defines the lowest value that the laboratory could detect or report for this analyte. Uncertainty (Radiochemistry) Confidence level of 2 sigma. A brief discussion about the included sample results, including a discussion of any non -conformances to protocol Case Narrative (Cn) observed either at sample receipt by the laboratory from the field or during the analytical process. If present, there will be a section in the Case Narrative to discuss the meaning of any data qualifiers used in the report. Quality Control This section of the report includes the results of the laboratory quality control analyses required by procedure or Summary (Qc) analytical methods to assist in evaluating the validity of the results reported for your samples. These analyses are not being performed on your samples typically, but on laboratory generated material. This is the document created in the field when your samples were initially collected. This is used to verify the time and Sample Chain of date of collection, the person collecting the samples, and the analyses that the laboratory is requested to perform. This Custody (SC) chain of custody also documents all persons (excluding commercial shippers) that have had control or possession of the samples from the time of collection until delivery to the laboratory for analysis. This section of your report will provide the results of all testing performed on your samples. These results are provided Sample Results (Sr) by sample ID and are separated by the analyses performed on each sample. The header line of each analysis section for each sample will provide the name and method number for the analysis reported. Sample Summary (Ss) This section of the Analytical Report defines the specific analyses performed for each sample ID, including the dates and times of preparation and/or analysis. Qualifier Description The remainder of this page intentionally left blank, there are no qualifiers applied to this SDG. ACCOUNT: PROJECT: SDG: DATErrIME: PAGE: ECS Mid -Atlantic LLC- Chad. Va L1189664 02/21/2017:00 is of 19 ACCREDITATIONS & LOCATIONS ONE LAB. NATIONWIDE. Pace National is the only environmental laboratory accreditedhconified to support your work nationwide from one location. One phone call, one point of contact, one laboratory. No other lab Is as accessible or prepared to handle your weds throughout the country. Our capacity and capability from our single location laboratory is comparable to the collective totals of the network laboratories in our industry. The most significant benefit to our one location design is the design of our laboratory campus. The model is conducive to accelerated productivity, decreasing C p tum-around time, and preventing cross contamination, thus protecting sample integrity. Our focus on premium quality and prompt service allows us to be YOUR LAB OF CHOICE. ' Not all certifications held by the laboratory are applicable to the results reported in the attached report. ' Accreditation Is only applicable to the test methods specified on each scope of accreditation held by Pace National 2 TC State Accreditations Alabama 40660 Nebraska NE-OS-15-05 3 SS Alaska 77-026 Nevada TN-03-2002-39 Arizona AZO612 New Hampshire 2975 4 Arkansas W0469 New Jersey—NELAP TNO02 Cn California 2932 New Mexico Na Colorado TN00003 New York 11742 S Connecticut PH-0197 North Carolina Env375 Sr Flonda E87487 North Carolina' DW21704 Georgia NEtAP North Carolina 3 41 6 Georgia' 923 North Dakota R-140 (�C Idaho TN00003 Ohio—VAP CL0069 Illinois 200008 Oklahoma 9915 Indiana C-TN-01 Oregon TN200002 7GI Iowa 364 Pennsylvania 68-02979 Kansas E-10277 Rhodelsland LA000356 Kentucky' ` 90010 South Carolina 84004 Kentucky' 16 South Dakota n/a Louisiana AI30792 Tennessee 14 2006 9 Louisiana' LA180010 Texas T104704245-19-15 SC Maine TN0002 Texas' LABO152 Maryland 324 Utah TN00003 Massachusetts _ M-TNO03 Vermont V72006 Michigan _ 9958 Virginia 460132 Minnesota 047-999-395 Washington C847 Mississippi TN00003 West Virginia 233 Missouri 340 Wisconsin 9980939910 Montana CERT0086 Wyoming A2LA Third Party Federal Accreditations A2LA—ISO 17025 1461.01 AIHA-LAP,LLC EMLAP 100789 A21A—ISO 17025' 1461.02 DOD 1461.01 Canada 1461.01 USDA P330-15-00234 EPA—Crypto TNG0003 'Drinking Water ° Underground Storage Tanks 3Aquatic Toxitity `ChemicaUMicrobiological "Mold 'Wastewater n/a Accreditation not applicable Our Locations Pace National has sixty-four client support centers that provide sample pickup andforthe delivery of sampling supplies. If you would like assistance from one of our support offices, please contact our main office. Pace National performs all testing at our central laboratory. WA MT NO ME OR MN T ID SO T we NY NIY MI T T NV T NE w OH T FY UT T T T IL Irt 10, VJV (:A OD ICS MO VA? • TAT • TAZ NM OK AR T T s:C T MS AT GA T Tx T Lq T � AIc T T oUtz> HI V' ACCOUNT: PROJECT: SDG: DATErrIME: PAGE: ECS Mid -Atlantic LLC- Charl. Va L1189664 02/21/2017:00 16 of 19 PaceAnalytical iivrif'.pacelali cim CHAIN -OF -CUSTODY / Analytical Request Document The Chain -of -Custody is a LEGAL DOCUMENT. All relevant fields must :.e . axurately Section A Section a Section C Pa9e. I of I Requinid Client Information. Required Pr d m ormali., Invoice Information Company Report To AttefWon 941621 EeS A•1- rl.�ti� a/w Ne�j.n ?,n Ndr... 1I Address L Hraaltf Ct. Copy To'. Carlpx ony Naml REGULATORY AGENCY CIWI.Hur((k VA ';L71)I Addeu5' 'A I- NPDES GROUNDWATER (- DRINKING WATER UST -- RCRA - OTHER Email To:yM e w ils111Pe .acom 1 Purchaso Order No. Re�M1�lrvnale IV Pen .r -% '�i.111 Fore Proled Name T .ss.rr$ TVEXX,.1 PayP.;m hues .�� �rrs •t( Site Location STATE: VA Requested Due DatelTAT: L•-, J Proletl Numper, Paw F,<r:ee Requested Analysis Filtered (Y/N) S.clionD Matrix Cods - Z Regwradurem lnlarrvalon MAr I CODE - COLLECTED Preservatives i N�3a Drinking Water DW ® U z Water vVT Waste Water. WW 0 Q COMPDSnF STMT CoMeor n: Eem�il 4 U w m Z Pratlucl P SoillSohd SL m SAMPLE ID 0,1 OL - w °O IA-Z.D-9;;1 Air AR p v a Z Sample IOs MUST BE UNIQUE Tissue TS O o. r m N r ahe. DT x T.IET1.1 w o a o" = r x to I I�R�GY Ma fG a i o. i U 0 c [� fe O S (] N m L t m �c wTOATIT,111 _ D _ _ = z z 2 O Q r S Pace Project No.l Lab I.D. MV-1 W7 G s l 14-A t X -cr s V-7 1 1 111 x x 02 3 w-3 yX ✓3 A 5 6 Mw-(. IY:s x X # 7 MV- yX : B rA W- 9 10 on sw- S•: Or- 1121 00IY K X X o5 ADDITIONAL COMMENTS RELINQUISHED BY I AFFILIATION DATE TIME ACCEPTED BY I AFFILIATION DATE TIME SAMPLE CONDITIONS �S �113 sa /6� 'N++ a f i•t+ .3= SAMPLER NAME AND SIGNATURE u PRINT Name of SAMPLER: O n% Nt/lii^ Wrr^ ,•Y erCSCf rat}IrG 1..r A�� F m '� E� SIGNATURE o+SAMPLER. 11'L� DATE signed 7 0�1131ao o� v/ He IMMIDDIYYI- rn 1 • �imPona�i riole: Dy:�y.(ny Im: t«n, yw dre aewpuny Pare a NEr 3o aay wymem Iamm anw agree., to gala mama: of 1 5% per mv. th W s :rw.we ol. w. -in in M eays. F-ALL-0-020rev.07, 15-May-2007 R.AD SCREEN: <0.5 mR/hr /v<i�— Pace Analytical Nationalfor • . Innovation CoolerReceipt • Client: Cooler Received/Opened On: / 20 Temperature: (, Received By: Si nature: Receipt Check List NP Yes No COC Seal Present / Intact? COC Signed / Accurate? Bottles arrive intact? Correct bottles used? Sufficient volume sent? If Applicable VOA Zero headspace? Preservation Correct / Checked? Kelsey Stephenson Rake Analytical' National Center for Testing & Innovation #: L1189664 I Client:ECSCCVA I Date:02/14 I Evaluated Non -Conformance (check applicable items) Sample Integrity Chain of Custody Clarification Parameter(s) past holding time Login Clarification Needed If Broken Container: Temperature not in range Chain of custody is incomplete Insufficient packing material around container Improper container type Please specify Metals requested. Insufficient packing material inside cooler H not in range. Please specify TCLP requested. Improper handling by carrier FedEx UPS Courie Insufficient sample volume. Received additional samples not listed on coc. Sample was frozen Sample is biphasic. Sample ids on containers do not match ids on cot Container lid not intact Vials received with headspace. Trip Blank not received. If no Chain of Custody: X Broken container Client did not "X" analysis. Received by: Broken container: Chain of Custody is missin Date Time: Sufficient sample remains Temp./Cont. Rec. H: Carrier: Trackin # Login Instruction s:proceed with unbroken vial COMMONWEALTH of VIRGINIA DEPARTMENT OF ENVIRONMENTAL QUALITY VALLEY REGIONAL OFFICE Matthew J. Strickler P.O. Box 3000, Harrisonburg, Virginia 22801 David K. Paylor Secretary of Natural Resources (540) 574-7800 Fax (540) 574-7878 Director www.deq.virginia.gov Amy Thatcher Owens Regional Director May 2, 2019 Mr. Mike Jones Charlottesville Oil Company, Inc. PO Box 6340 Charlottesville, VA 22906 (Sent via email only) Re: Petroleum Release — Toddsbury of Ivy, 4297 Ivy Road, Albemarle County Facility FAC ID: 6-015515 Decision to Close Case, DEQ Tracking Number: PC# 2001-6134 Dear Mr. Jones: Based on a review of the file associated with the above -reference investigation, this case is considered to be closed, and no further investigation or corrective action is required at this time. Should significant environmental, health or safety problems develop in the future, additional testing and/or corrective action may be required in accordance with applicable State and Federal regulations. In accordance with 12 VAC 5-630-450 of the Virginia Department of Health Private Well Regulations, the monitoring wells installed in conjunction with this investigation should be properly abandoned within 90 days to prevent future degradation of groundwater at the site. Please properly abandon the monitoring wells and provide a brief report of the abandonment procedures to this office by August 2, 2019. Since the monitoring well was installed to meet regulatory requirements administered by DEQ, no permits or fees are required by the local health department. Well abandonment is a reimbursable activity if the proper preapproval protocol is followed. In order for the work to be eligible for reimbursement, an Activity Authorization Form (AAF) must be submitted to, and approved by, our office prior to closure activities abandonment. Virginia Law prohibits the payment of corrective action and third party liability reimbursement claims which are filed more than two years after DEQ closes a case. Al] claims for this release must be received by DEQ no later than May 2, 2021 in order to be eligible Mr. Mike Jones May 2, 2019 Page 2 for reimbursement. Thank you for your continued patience and cooperation. If you have any questions or concerns or if we can be of further assistance, please contact David Fitt at (540) 574-7851 or david.fittOdeg.virginia.Qov. Sincerely, Todd A. Pitsenberger Petroleum Program Manager cc: Petroleum Remediation File Jeff Sitler (JAS) — via email MEMORANDUM DEPARTMENT OF ENVIRONMENTAL QUALITY VALLEY REGIONAL OFFICE 4411 Early Road Harrisonburg, VA 22801 SUBJECT: PC 01-6134 — RECOMMENDATION FOR CASE CLOSURE FAC ID#: 6-015515 SITE NAME: Toddsbury of Ivy LOCATION: 4297 Ivy Road, Ivy, Albemarle County TO: UST File FROM: David A. Fitt')O DATE: May 2, 2019 Case Initiation: 2/8/2001— Compliance Inspector reported three inconclusive SIRS for the 3,000-gallon regular gasoline UST and two inconclusive SIRS for the 3,000-gallon plus gasoline UST. No previous PC investigations have been performed at this facility. Work Requested/Performed: DEQ requested a site check, which included soil borings adjacent to the dispenser island and piping trench. The samples were collected approximately 18 inches below grade and analyzed for TPH-GRO. Based upon the results, DEQ requested submission of an SCR to include installation of three monitoring wells. The SCR was submitted in January 2002 with documentation of groundwater contamination, including impact to the onsite potable water supply well. A CFU was installed following Culligan's assessment of the well. The first SCR Addendum included installation of a fourth monitoring well and sampling of the creek in multiple locations. Based upon the widespread presence of MTBE concentrated around the tank basin (but no free product), DEQ requested one year of quarterly monitoring which concluded in mid-2003. A second year of monitoring was requested which included pumping on the most contaminated wells in an attempt to determine if free product was present on the groundwater. Following the third monitoring report of the second year, the consultant recommended that a Corrective Action Plan (CAP) be developed. DEQ requested CAP development in early 2004. The CAP submitted in June 2004 proposed a low -flow pump -and -treat system pumping from two severely impacted monitoring wells. DEQ requested an amendment to the proposed CAP that was submitted in two parts, one in December 2004 and the other in March 2005. DEQ approved the CAP on March 10, 2005. Two of the three tanks at the facility were voluntarily removed from the ground (the third tank was oriented under a portion of the structure preventing its removal) by the RP in September 2005 which was documented in a Phase II Initial Abatement Measures Report dated October 4, 2005. A total of 578.69 tons of highly contaminated soil was removed for disposal at Reco Biotechnology in Richmond. Groundwater extraction piping was installed in the tank basin to enhance recovery. A fifth monitoring well was also installed at that time adjacent to the tank basin. New tanks were installed at the facility in January 2006 that prompted the removal of an additional 583.41 tons of contaminated soil down -gradient of the previous tank basin location. Documentation of CAP Implementation was submitted to DEQ in May 2006 following system start-up. The system consisted of a cargo trailer contained SVE system with an oil -water separator and aeration drums. Water was pumped from multiple extraction points (MW-2 and MW-5) and discharged to an infiltration trench installed in the vicinity of the former tank basin above the known contaminant plume. The CAP endpoints included CFU removal from the on -site potable well (or provisions for replacement if the well concentrations warrant) and the treatment endpoints of 1,000 µg/L for benzene and MTBE in groundwater beneath the site for two consecutive quarters. The system was in service from May 2006 until August 2013. In December 2007, the potable well was connected to the treatment system so it could pump and treat contaminated water in the potable well at a rate of 0.5 gallons per minute as deemed necessary. SVE operation was stopped in November 2008 based upon the asymptotic petroleum vapor concentrations measured in the vadose zone. MW-6, a deeper MW installed to a depth of 80 feet below grade, was added as a groundwater extraction point in June 2009. With extraction from MW-6, the air stripping capabilities of the treatment system were augmented. Pumping from MW-6 ceased in March 2012 based upon no detections of MBTEXN in the potable well for several quarters. By September 2012, the contamination was again observed in the potable well, thus pumping and treating from MW-6 was restarted. In August 2013, potable wells at 4272 and 4282 Ivy Road yielded analytical data indicating petroleum contamination. Those properties are adjacent to the Ivy Exxon (FAC ID: 6-028008). The contamination initiated a case at the Exxon (PC: 13-6113). At that time, Albemarle County was contacted about a possible municipal waterline extension to address the three impacted potable wells. As part of that investigation, groundwater investigation was performed at the subject site before the December 2013 CAPI report was submitted. Three monitoring wells, two deep and one shallow, were installed at the subject site. Data collected at the two facilities was not conclusive regarding responsibility for the identified potable well impacts. In April 2016, the on -site potable well was statistically analyzed for CFU deactivation and qualified for CFU removal. In September 2016, DEQ decided not to pursue the waterline extension. In February 2017, the state contractor removed the CFU from the property. No additional investigation or remediation was performed or required at the site. PC 01-6134 — RECOMMENDATION FOR CASE CLOSURE May 2, 2019 Page 2 of 2 Nature/Extent of Contamination: Widespread residual -phase contamination was identified during the tank closure and tank installation activities. Between the excavation and disposal of more than 1,000 tons of contaminated soil and SVE activities, any remaining soil contamination is minor and is not considered to be significantly impacting groundwater any longer. Dissolved -phase contamination in the shallow aquifer was also significant in two particular locations - adjacent to the former tank basin and 40 feet east of the former tank basin. MW-2 yielded MTBE concentrations as high as 56,000 µg/L and benzene as high as 11,500 µg/L. The shallow groundwater contamination was nearly cleaned up as remedial activities ceased. After the treatment system was shut down in 2013, MW-2 yielded no MTBE or benzene concentrations above the detectable limits. Dissolved -phase contamination within the on -site potable well indicated a deeper aquifer impact, but only minor, with maximum MTBE concentrations less than 15 µg/L and benzene concentrations less than 4 µg/L. The potable well concentrations have not been detectable since 2014. The discovery of dissolved -phase impact to potable wells east of the site across Route 250 prompted additional deep aquifer characterization at the site. The two deep monitoring wells were both impacted by dissolved -phase contamination, with the worst being down -gradient of the former tank basin where MTBE concentrations were detected at a maximum of 9,800 µg/L, and less significant BTEX contamination, maximum concentrations of 7,782 µg/L of which benzene was only 108 µg/L. Between data collected at the subject site and at the Ivy Exxon facility, deep aquifer contamination appears to be heading easterly and likely becoming combined beneath the Ivy Exxon. The deep aquifer is recharged via fractured bedrock beneath the site. Ivy Creek which runs through the southeast portion of the property did not yield detectable petroleum concentrations. A rudimentary groundwater sampling point, a hand dug hole near the edge of the creek, yielded MTBE concentrations less than 5 µg/L in the early stages of remedial efforts, but was BDL afterwards. Receptors/Risk Assessment: The site and surrounding area utilize groundwater wells for potable water supplies. The on -site well was impacted for nearly 13 years, but has yielded no detectable petroleum concentrations since 2014 and is no longer considered at risk from this release. The impact to the potable wells at 4272 and 4282 Ivy Road may or may not have been impacted by the contamination from the subject site, however, considering the contamination from and proximity to the Ivy Exxon; those impacts are being addressed by PC 13-6113. Although several other potable wells were identified during this investigation, they are not considered at risk based upon estimated groundwater flow direction and remedial efforts. Ivy Creek is located approximately 200 feet south of the former tank basin; however, sampling indicates that the creek has not been impacted by this release of petroleum. The structure on the subject site is slab -on -grade; however, no vapor impact was ever observed and based upon the excavation and remedial activities future vapor risk associated with this release is minimal. No underground utilities were identified to be at risk from the contamination beneath the site. Based upon the investigation performed, this release is no longer considered to pose a significant risk to human health or the environment. Recommendation: No further action and case closure. CONCURRENCES SYMBOL Petroleum Petroleum SURNAME 0 p® DATE 5/2/2019 5-2-19 512119