Hazardous Materials Technical Study
John Street & Abbott Street
Mixed Use
Development
Project
Salinas
, California
prepared
for
City of Salinas
Community Development Department
65 W
est
Alisal Street, 2
nd
Floor
Salinas,
California 93901
prepared by
Rincon Consultants, Inc.
Augus
t
20 22
Rincon
Consultants, Inc.
2 5 1 1 G a r d e n R o a d , S u i t e C
-
2 5 0
Mon te rey , Ca lifo rn ia 93
940
8 3 1
3 3 3 0 3 1 0
i n f o @ r i n c o n c o n s u l t a n t s . c o m
w w w . r i n c o n c o n s u l t a n t s . c o m
E n v i r o n m e n t a l S c i e n t i s t s
P l a n n e r s
E n g i n e e r s
August 10
, 20
22 Project
No:
21 -
11684
Robert Latino, Associate Planner
Community Development Department
City of Salinas
65 West Alisal Street, 2
nd
Floor
Salinas, California 93901
Via email:
Subject:
Hazardous Materials Technical Study
John Street & Abbott Street Mixed Use Development Project
Salinas
, California
Dear Mr.
Latino
:
This r
eport presents the
findings of a
Hazardous Materials Technical Study
completed by Rincon
Consultants, Inc.
(Rincon)
for
the
John Street & Abbott Street Mixed Use Development Project in
Salinas,
California
.
The
Hazardous Materials Technical Study
was performed in accordance with our proposal dated
August
23 , 20
21 .
Thank you for selecting Rincon for this project.
If you have any questions, or if we can be of any future assistance, please contact us.
Sincerely,
Rincon Consultants
,
Inc
.
Julie Lyn
ne Welch
Julie Doane
-
Allmon, PG #9252
Director of Due Diligence
Senior Supervising Program Manager
Savanna Vrevich
Environmental Scientist
John Street &
Abbott Street Mixed Use Development Project, Salinas
, California
Hazardous
Materials Technical Study
Rincon Consultants, Inc.
i
Table of
Content
s
Introduction
................................
................................
................................
................................
............
1 Methodology
................................
................................
................................
................................
..
1 Project Description
................................
................................
................................
.........................
3 Records Review
................................
................................
................................
................................
......
5 Document Review
................................
................................
................................
...........................
5 Historical Records
................................
................................
................................
.........................
10 Landfills
................................
................................
................................
................................
.........
10 CalGEM Records
................................
................................
................................
............................
10 NPMS Records
................................
................................
................................
..............................
10 California Statewide PFAS Investigation
................................
................................
.......................
10 Site Reconnaissance
................................
................................
................................
.............................
12 Current Use of the Project Site
................................
................................
................................
.....
12 239 Abbott Street Building
................................
................................
................................
...........
12 336 John Street Building
................................
................................
................................
...............
12 348 Abbott Street Building
................................
................................
................................
...........
12 Other Areas
................................
................................
................................
................................
...
13 Impact Summary
................................
................................
................................
................................
...
14 Construction Impacts
................................
................................
................................
....................
14 Operation Impacts
................................
................................
................................
........................
14 Recommendations
................................
................................
................................
................................
15 Mitigation Measures
................................
................................
................................
.....................
15 Significance After Mitigation
................................
................................
................................
........
19 References
................................
................................
................................
................................
............
20 Figures
Figure
1 Regional Location
................................
................................
................................
...............
2 Figure
2 Project Location and Adjacent Land Use
................................
................................
............
4 Figure
3 Areas of Hazardous Materials Concern
................................
................................
..............
6 Appendices
Appendix
A
Site Photographs
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
1 Introduction
This report presents the findings of a Hazardous
Materials Technical Study
(HMTS)
for the
John
Street & Abbott Street Mixed Use Development Project
located
in Salinas,
California (
project
/project
site
;
Figure
1 ).
The
HMTS
was performed by Ri
ncon Consultants, Inc. (Rincon).
The purpose of this HMTS is to
provide a preliminary evaluation of the potential for environmental effects from hazardous materials and hazardous wastes for the project as a result of
past or current
activities in the area. Our report
document
s
areas
of potential environmental concern within the
project
site
, which
have or
may have been impacted by hazardous materials or wastes
and identifies
environmental concerns that
have the potent
ial to impact
the operation or construction of the
proposed project.
Methodology
The scope of services conducted during the HMTS is outlined below:
Performed a reconnaissance of the
project
site
to identify obvious indicators of the existence of
hazardous materials.
Observed adjacent or nearby properties from public thoroughfares to see if such properties are likely to use, store, generate, or dispose of hazardous materials.
Reviewed environmental documents available online at the State Water Reso urces Control
Board (SWRCB) GeoTracker website
and the California Department of Toxic Substances Control (DTSC) EnviroStor website
.
Reviewed solid waste landfills
near the project site using
the California Department of
Resources, Recycling, and Recovery (CalRecycle)
Solid Waste Information System (SWIS)
website.
Reviewed
oil and gas wells
, and
oil
fields
near the project site using
the California Geologic
Energy Management Division (CalGEM)
website.
Reviewed
buried hazardous material pipelines
near the project site using
the Department of
Transportation
(USDOT)
, Pipeline and Hazardous Materials Safety Administration
(PHMSA)
,
National Pipeline Mapping System (NPMS)
website.
Reviewed
per
-
and p
olyfluoroalkyl substances (PFAS)
investigations
near the project site using
the SWRCB w
ebsite.
Reviewed reasonably ascertainable historical resources (e.g., aerial photographs, topographic maps) to assess the historical land use of the project
site
and adj
acent properties.
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
2 Figure
1 Regional Location
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
3 Project Description
The John Street and Abbott Street Mixed Use Development Project would involve a multi -
phase,
mixed
-
use planned unit development (PUD) within nine future parcels wit hin a 19.7
-
acre site
located on the southeast corner of John and Abbott Streets in Salinas, California. In the short term, Phase 1 of the PUD would include a new extended stay hotel with 111 guest rooms in four stories, with outdoor patios and an interior
pool. In the long term, buildout of the PUD would include seven phases; these phases include: 242 residential dwelling units within mixed use buildings and multifamily dwellings, retail, office, a remodel of the existing Butler building, new parking, pedes
trian plazas and walking paths, new streets and internal drive accesses, widening of a portion of Abbott Street, and a new signalized intersection at Abbott Street and Maple Street. At its completion, the project would provide a variety of multi -
family hou
sing options, supporting uses,
and be a pedestrian
-
friendly community with multiple exterior plazas and walkable paths between buildings. Low impact development would be incorporated into the project, and landscaping would include a mix of native and nativ
e
-
style plants and trees, watered with drip irrigation.
Location
The
project site
is located on the southeast corner of the John Street and Abbott Street intersection in the City of Salinas, Monterey County, California. The approximately 19.7 -
acre
project
site consists
of 13 existing parcels and a portion of parcel #002
-
481
-
022
-
000, which have the following Assessor’s
Parcel Numbers:
002
-
481
-
022
-
000
002
-
481
-
025
-
000
002
-
481
-
026
-
000
002
-
481
-
027
-
000
002
-
481
-
028
-
000
002
-
481
-
029
-
000
002
-
481
-
030
-
000
002
-
481
-
031
-
000
002
-
481
-
032
-
000
002
-
481
-
033
-
000
002
-
481
-
034
-
000
002
-
481
-
035
-
000
002
-
371
-
039
-
000
002
-
371
-
044
-
000
The
project
site is bound by John Street and California State Route 68 (SR 68) to the north, the Union Pacific Railroad tracks to the east, Spicer Street to the south, and Abbott Street to the west.
Access to the
project
site is provided via John, Abbott, and Spicer S
treets. Regional access to the
project
site is provided via SR 68 and the John Street exit from U.S.
Highway
101 (US 101).
Figure
1 shows the location o
f the
project
site in the region, and
Figure
2 shows the
project
site in its
neighborhood context.
Setting and Surrounding Land Uses
The
project
site is developed and cu
rrently occupied with commercial and light industrial uses, including a produce
wholesaler, packing supply store,
California Department of Motor Vehicles
testing site, parking lots, and vehicle storage. Historically, the project
site was used for agricultu
ral
processing and cooling. As shown in
Figure
2 ,
land uses surrounding the
project
site include
commercial industrial uses to the north and to the east, general industrial uses to the south, and
mixed use and residential uses to the west.
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
4 Figure
2 Project Location and
Adjacent Land Use
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
5 Records Review
Document Review
A review of the DTSC EnviroStor database indicates that no cases or environmental documents are
associated with the project site (DTSC 2022).
However, t
he northern portion of the project
site
(308
and 336 John Street
and 239 Abbott Street
)
, including Lot 8 and Lot 9,
is associated with an open
Cleanup Program case with ove
rsight by the Central Coast
Regional Water Quality Control Board
(
RWQCB
)
(SWRCB 2022a)
.
As part of the research effort,
Rincon reviewed
the
six environmental
documents available online
for the case
at the SWRCB GeoTracker website
, which are discussed
below
.
Areas of hazardous materials concern are depicted on
Figure
3 .
Phase I
Environmental Site Assessment
The Phase I Environmental Site Assessment (ESA) prepared for an approximately 21 -
acre portion of
the project
site
(308 and 336 John Street and 239 Abbott
Street, the “property”) indicates that the
property was occupied by food processing facilities, a warehouse, and a parking lot (Geare Group Consulting 2019). The historical aerial photographs reviewed as part of the 2019 Phase I ESA depict what appears to
be a gasoline service station in the northwestern corner of the property from at least 1937 to 1968; several warehouse
-
type structures from at least 1937 to present day (one
structure was no longer depicted by 2005); and railroad spurs from at least 1937 to 1968. The
historical fire insurance maps reviewed as part of the 2019 Phase I ESA depict a produce packing facility with several packing warehouses, machine shop, and an oil storage warehouse from 1944 to 1969; an oil pump house was depicted in 1944; an
automotive sales building was depicted in the
northwestern corner of the property in 1964; and railroad spurs were depicted from at least 1944 to 1969. Potential historical addresses associated with the northwestern corner of the property indicate that a
gasoline service station may have been present in 1952.
Monterey County Environmental Health Department records reviewed as part of the 2019 Phase I ESA indicate that site history has included hazardous waste generation from produce packing operations and
automotive repair operations, and a 300
-
gallon waste oil aboveground storage tank
(AST), from at least 1991 to 2015. Previous Phase I/II ESA reports prepared for the property and reviewed in the 2019 Phase I ESA indicate that a former Signal Oil Company fa cility operated at the
northwestern corner of the property from at least 1944 to 1969, several possible underground storage tank (UST) locations were identified throughout the property, and one UST was discovered to have been closed
-
in
-
place in the central
portion of the property in 2011 due to its proximity to a transformer pad.
During the site reconnaissance performed as part of the 2019 Phase I ESA, 55 -
gallon drums of
chemicals, including cooling tower treatment chemicals, equipment cleaning and processi ng
chemicals, and abandoned unidentified wastes were observed; one 500 -
gallon ammonia AST and
one 300
-
gallon waste oil AST were observed at the property. A drainage trench was observed to drain process rinse water from the building at 239 Abbott Street to two unlined wastewater effluent
ponds along the eastern boundary of the property; the ponds were observed to be dry and the open portions of the trench were observed to contain discolored fluids at the time of the 2019 site reconnaissance.
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
6 Figure
3 Areas of Hazardous Materials Concern
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
7 The 2019 Phase I ESA identified the following RECs for the property:
Approximately thirty 55
-
gallon drums containing unidentified materials, abandoned in the 308/348 Abbott Street building
Drainage t
rench with discolored fluids
Effluent ponds (dry, but unlined)
The 2019 Phase I ESA also identified the closed
-
in
-
place 500
-
gallon diesel UST in the central portion
of the property as a historical REC.
Other environmental issues identified in the 2019 Phas
e I ESA that the consultant concluded
warrant further discussion included: a
former
gasoline service station, machine shop, and possible
USTs in the northwestern corner of the property, and a hazardous materials storage shed in the southeastern corner of t
he property (containing a 300
-
gallon waste oil AST and ten 55
-
gallon drums
with unidentified contents).
Phase II
Environmental Site Assessment
s
T
wo Phase II ESAs were prepared for separate portions of the project site
as follows:
Phase II ESA, 308 & 336 Jo
hn Street
a
nd 239 Abbott Street
–
Lot 8
This report, prepared for a 3.12
-
acre portion of the project
site
(“Lot 8 property”), indicates that
based on the 2019 Phase I ESA, this portion of the project site
was previously developed with a
former produce processing and storage building (Building 308) and a railroad spur(s)
(Trinity Source
Group, Inc. 2020a)
. The
scope of the Phase II ESA included passive and active soil vapor surveys, soil sampling, and the collection of one groundwater grab sample.
The passive soil vapor survey results indicated the presence of volatile organic compounds (VOCs) and total petroleu
m hydrocarbons (TPH) in the gasoline and diesel ranges (TPH -
g and TPH
-
d,
respectively). Detected concentrations of benzene in soil vapor were noted to exceed the residential screening level referenced in the report.
The active soil vapor survey results ind
icated the presence of VOCs and TPH
-
g. Naphthalene was
detected in one sample at a concentration exceeding the residential screening level referenced in the report.
The soil sampling results indicated that VOCs, semi
-
volatile organic compounds (SVOCs), and
polychlorinated biphenyls (PCBs) were not detected above laboratory reporting limits. Metals were detected within background concentrations for local soil; arsenic was detected above its residential and commercial/industrial screening levels referenced in
the report. Organochlorine pesticides
(OCPs) were detected in one soil sample, TPH
-
g was detected in one soil sample, TPH
-
d was
detected in all seven soil samples collected, and TPH in the motor oil range (TPH -
o) was detected in
five soil samples. The det
ected concentrations of OCPs and TPH were below the residential and commercial/industrial screening levels referenced in the report.
The groundwater grab sample was reported with concentrations of VOCs, TPH -
g, and TPH
-
d. Several
VOCs were detected at conce
ntrations exceeding the residential and/or commercial/industrial screening levels referenced in the report.
The Phase II ESA report concluded that the source of VOCs in soil and soil vapor at the Lot 8 property appears to be associated with the volatilization of these compounds from groundwater.
Based on the data, the consultant indicated that a release of gasol ine appears to have occurred
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
8 offsite and a groundwater plume migrated beneath the site, resulting in the elevated concentrations of TPH
-
g and gasoline
-
associated VOCs in groundwater at the Lot 8 property.
Phase II ESA, 308 & 336 John Street and 239 Abbott
Street
–
Lot 9
This report, prepared for a 1.09
-
acre portion of the project
site
(“Lot 9 property”), indicates that
based on the 2019 Phase I ESA, this portion of the project site
was previously developed with a
former gasoline service station and machine
shop
(Trinity Source Group, Inc. 2020b)
. The scope of
the Phase II ESA included passive and active soil vapor surveys, soil sampling, and the collection of one groundwater grab sample.
The passive soil vapor survey results indicate the presence of VOCs, TP H
-
g, and TPH
-
d. Detected
concentrations of benzene and trichloroethene (TCE) in soil vapor were noted to exceed the residential screening level referenced in the report.
The active soil vapor survey results indicate the presence of VOCs and TPH -
g. Detected
concentrations of chloroform, tetrachloroethene (PCE), and TCE in soil vapor were noted to exceed the residential and/or commercial/industrial screening levels referenced in the report.
The soil sampling results indicate that TPH
-
g, VOCs, and PCBs were no
t detected above the
laboratory reporting limits. Metals were detected within background concentrations for local soil; arsenic and lead were detected above their residential screening levels referenced in the report.
OCPs were detected in two samples, SVO
Cs were detected in two samples, TPH
-
d was detected in
all seven soil samples collected, and TPH
-
o was detected in five soil samples. One detected
concentration of TPH
-
d was noted to exceed the residential screening level referenced in the report.
The grou
ndwater grab sample did not contain TPH or VOCs above their laboratory reporting limits.
The Phase II ESA report concluded that PCE and TCE concentrations were the most widely distributed VOCs detected in soil vapor at the Lot 9 property. The Lot 9 propert y does not have a
history of PCE or TCE use, although the consultant noted that both compounds may be used in machine shops as a degreaser. The report also indicated that PCE is more commonly used in dry cleaning and an upgradient fuel site recently receiv
ed closure, but had associated PCE and TCE
contamination in soil vapor; therefore, the consultant concluded in the report that the distribution of PCE and TCE throughout the local neighborhood may be associated with migration through the local City sewer n
etwork.
Other Environmental Documents
T
hree other case documents available on GeoTracker for
a portion of
the project
site
were reviewed
and are summarized below:
Site Cleanup Program: Former Uni
-
Kool Facility
–
Lot 8; 308 and 336 John Street and
239 Abbot
t Street
–
Response to Phase II ESA Report
This letter, issued by the Central Coast RWQCB in response to the submittal and review of the June 2020 Phase II ESA prepared for the Lot 8 property, indicates that the RWQCB had no objections to the recommendatio
n of the consultant in their Phase II ESA to install three groundwater monitoring wells at the larger former Uni
-
Kool facility (a portion of the project
site
) to assess the extent of
petroleum hydrocarbon
-
impacted groundwater observed at the Lot 8 property
and to determine
the source of this contamination (Central Coast RWQCB 2020).
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
9 Groundwater Monitoring Well Installation and Groundwater Condition Report, Former Uni
-
Kool Facility, 308 & 336 John Street and 239 Abbott Street
This report
indicates that based
on the findings of a 2020 Phase II ESA performed for the Lot 8 property,
Trinity Source Group Inc.
installed three groundwater monitoring wells
at the project
site
and collected soil and groundwater grab samples from the borings (Trinity Source Group Inc.
2021a).
Groundwater was encountered in the wells between 64 and 72 feet below ground surface (bgs) with a reported groundwater flow direction toward the south.
The results of the soil sampling indicate that TPH
-
g, TPH
-
d, TPH
-
o, and VOCs were detected in s
ix of
the
nine soil samples collected. TPH
-
g was detected in one soil sample, MW
-
2 -
64.5, at a
concentration exceeding the residential, commercial/industrial, and construction worker screening levels referenced in the report. Ethylbenzene and naphthalene we re detected in MW
-
2 -
64.5 at
concentrations exceeding the residential and commercial/industrial screening levels referenced in the report.
Two groundwater grab samples were collected from the soil borings, and three groundwater samples were collected follow
ing development of the groundwater monitoring wells.
The results of
the groundwater
samples
indicate concentrations of
TPH
-
g, TPH
-
d, and
several
VOCs were detected.
TPH
-
g was detected at concentrations exceeding the screening level referenced in the report .
Naphthalene, benzene, ethylbenzene, methyl tert
-
butyl ether (MTBE), tert
-
butyl alcohol (TBA),
toluene, 1,2,4
-
trichlorobenzene, and xylenes were detected at concentrations exceeding the residential and/or commercial/industrial screening levels referenced in the report.
The report concluded that based on the results of the soil and groundwater sampling performed at the
Lot 8
property, a significant surface or shallow release of petroleum does not appear to have occurred at the locations
investigated, a partial source of contamination is at or near the northern portion of the
property, and the extent of the petroleum hydrocarbon plume is not yet defined.
Additionally, the report concluded that the shallow soil data collected as of the date
of the report
does not indicate that the groundwater plume is associated with the former machine shop and gasoline service station formerly located in the northwestern corner of the property; however, because up to four USTs may have existed at the proper
ty and there is an abandoned
-
in
-
place UST
at the property, there may be two independent sources of petroleum hydrocarbon contamination (both TPH
-
g and TPH
-
d) at the property. A release of diesel may have occurred from the abandoned -
in
-
place diesel UST at t
he property and the source of the TPH
-
g and MTBE release, if not located
onsite during a future investigation, is likely located northeast of the property based on the groundwater flow direction.
The report recommended
the following:
removal of the abandon
ed
-
in
-
place UST and additional
investigation in the vicinity of this UST, installation of two groundwater monitoring wells at upgradient locations relative to MW
-
2 (located near the abandoned
-
in
-
place UST), and
installation
of a third groundwater monitorin
g well in the southern portion of the property to monitor the extent of onsite contamination and gauge the concentration of petroleum hydrocarbons/MTBE that may be migrating across the property.
Underground Storage Tank Removal Report, The Uni
-
Kool Partner
s, 308 John Street
This report, prepared for a portion of the project
site
(former Uni
-
Kool facility at 308 John Street
–
the “property”), indicates that “during environmental due diligence” performed for the property, “
the UST remaining on the property sh
ould be removed” (Trinity Source Group Inc. 2021b). The UST had been closed
-
in
-
place in 2011 because it was located under a concrete transformer pad. The John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
10 transformer was decommissioned in 2011; therefore, Trinity Source Group, Inc. removed the UST in June
2021 under permit by and in accordance with guidance and procedures of the Monterey County Health Department Environmental Health Bureau. Confirmation soil samples collected from the UST pit were determined to be non
-
hazardous under Monterey County Action
Levels; therefore,
the native soil excavated during UST removal was repurposed as backfill.
Historical
Records
According to a review of online aerial photographs and topographic maps, it appears that the project
site
was developed with industrial buildings
from at least 1948 to present day
(Nationwide
Environmental Title Research LLC 202
2 )
. Eight railroad spurs were formerly located on the project
site
from at least 1910 to 1998, and two sets of railroad tracks have been located adjacent to the east of the
project
site
from at least 1910 to present day. Impacts to the project site
associated with
the former onsite railroad spurs may
exist
onsite and could be encountered during construction
(e.g., soil disturbance, grading, excavation, earthwork). Shallow soi ls located along railroad tracks
are commonly impacted with hazardous materials such as petroleum hydrocarbons, metals, poly -
aromatic hydrocarbons, and SVOCs. Therefore, construction of
the project
near
the former railroad
tracks and spurs could create a p
ublic health and environmental hazard at the project.
Landfills
According to a review of the CalRecycle online SWIS database, there are no landfills within 2,000 feet of the project
site
. Therefore, landfills would have no impact on the operation or constr uction
of the project.
CalGEM Records
According to a review of CalGEM online oil and gas well and field records, the project site
is not
located within an oil/gas field and there are no oil or gas wells located within 0.5 mile of
the
project
site
(CalGEM 2
021)
. Therefore, the oil and gas wells and fields would have no impact on the operation or construction of the project.
NPMS
Records
According to a review of the PHMSA online NPMS database, there are no natural gas transmission or hazardous liquid
pipelines within or adjacent to the project
site
, or within 1,000 feet of the project
site
(USDOT 2022)
. Therefore, hazardous material pipelines would have no impact on the operation or construction of the project.
California Statewide PFAS Investigation
B
eginning in
2019, the SWRCB
issued letters to
property owners of sites that may be potential
sources of PFAS. These sites currently include select landfills, airports, chrome plating facilities, publicly owned treatment works facilities, Department of Defe nse
sites, and bulk fuel storage
terminals and refineries. The letters
included a SWRCB Water Code Section 13267 Order
(Investigative Order)
; a
n Investigative Order is a directive from the
SWRCB
to conduct on
-
site testing
of groundwater and/or leachate
. Th
is does not mean that PFAS has been produced, used, or
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
11 discharged at these sites.
According to the SWRCB, “
PFAS are a large group of human
-
made
substances that do not occur naturally in the environment and are resistant to heat, water, and oil” (SWRCB 2022
b
).
According to a review
of the
California Statewide PFAS Investigation online Public Map Viewer ,
there ar
e no current
airport
, chrome plating,
Department of Defense
, landfill, or
publicly owned
treatment works
PFAS orders at any facilities listed as loca
ted within six miles of the project
site
(SWRCB 2022
b
)
.
A
ccording to a review of the SWRCB’s March 12, 2021 Bulk Fuel Terminal/Refinery Investigative Order, the project
site
is not listed on the Bulk Fuel Storage Terminals and Refineries List (Attachment 1
of the Order).
Furthermore, n
one of the Bulk Fuel Storage Terminals or Refineries
on the list are located within one mile of the project
site
(SWRCB 2021).
A
ccording to a review of
the California Statewide Drinking Water System Quarterly Testing Results online Public Map Viewer,
perfluorooctanoic acid
and
perfluorooctanesulfonic
acid (
PFOA and PFOS
)
were
analyzed
for in 23 drinking water wells located within three miles of the projec t
site
and tested
quarterly as part of a PFAS investigative order
(SWRCB 2022
c
)
. PFOA and PFOS were not detected in
these drinking water wells.
Therefore,
PFAS
would have
no impact
on
the operation or construction
of the project.
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
12 Site Reconnaissance
Rincon
performed a reconnaissance of the
entirety of the
project
site
(as shown on
Figure
2 )
on
December 9, 2021.
The purpose of the reconnaissance was to observe existing project
site
conditions that may
indicate the presence of hazardous materials onsite.
Current Use of the
Project
Site
The project
site
was observed to be a vacant commercial/industrial facility with
three buildings and
parking/storage areas.
A sign on the northern portion of the project
site
indicated “GreenGate Fresh
–
Shipping.”
Areas of concern identified during the site reconnaissance are included on
Figure
3 . Photographs of
the project
site
are included in Appendix A.
239 Abbott Street Building
This vacant commercial/industrial building was observed to contain a trench drain, an air compressor, and a few pieces
of equipment on wooden pallets. Dark
-
stained concrete flooring was
observed throughout the building, including one area with additional staining and a kitty litter -
type
absorbent spread across it
(Appendix A, Photograph 1)
.
The concrete appeared to be in
good
condition (i.e., no cracks).
Five plastic
55 -
gallon
drums were observed along the northern exterior of
the building, some of which were labeled “TowerShield” (cooling water treatment).
336 John Street Building
This vacant commercial/industrial buildin
g was observed to contain a forklift, a loading dock/ramp, and a trench drain. No stained flooring was observed inside the building.
An exterior hazardous materials storage area on the northern side of the 336 John Street building (as identified in the 201
9 Phase I ESA) was observed to contain four 5
-
gallon buckets and what
appeared to be a pesticide sprayer on a wooden pallet, pools of water from a recent rain event (some with an oily sheen), dark
-
stained asphalt with some areas of a kitty litter
-
type abso
rbent, an
approximately 500
-
gallon AST with a faded “Ammonia” label, and six empty plastic 55 -
gallon drums
labeled “TowerShield” (Appendix A, Photograph 2).
A fenced area of the hazardous materials storage area was observed to contain two approximately 500
-
gallon ASTs (one labeled “Ammonia”), three plastic 55
-
gallon drums (one labeled
“TowerShield”), equipment, various pipes connected to equipment labeled “Ammonia,” and one pipe labeled “Refrigerant Discharge” (Appendix A, Photograph 3).
348 Abbott Street B
uilding
This vacant commercial/industrial building was observed to contain electrical panels and three possible transformers, an area of inactive equipment, two 31 -
pound containers of mineral spirits
(with no evidence of release), one trench drain, and two
empty plastic water ASTs
(approximately
30 and 100 gallons)
on pallets. No stained flooring was observed inside the building.
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
13 A hazardous materials storage area
in the southeastern corner of the
project
(as
identified in the
2019 Phase I ESA
)
was observed to contain
one approximately 200
-
gallon AST, m
ultiple plastic and
metal
55 -
gallon
drums, some labeled “cooling water treatment,”
and
one labeled “Vacuum Pump
Waste Oil Only,”
and
two
5 -
gallon buckets with unidentified contents
(Appendix A, Ph
otograph 4).
Other Areas
The area of the former
500
-
gallon
diesel UST
in the central
-
eastern portion of the
project
site
was
observed to
contain
vegeta
tion and
soil with three concrete pads, a pile of concrete rubble, one pipe protruding from the ground, a
tarp covering materials, and a groundwater monitoring well
(Appendix A, Photograph 5).
Two unlined wastewater
effluent ponds
located
along the eastern boundary of the
project
site
(as
identified in the 2019 Phase I ESA
)
were observed to be dry
.
The open p
ortions of
a concrete
trench
located in the southeastern portion of the
project
site
(as
identified in the 2019 Phase I ESA
)
were observed to contain discolored fluids, trash, and what appeared to be pooled water from a recent rain event
(Appendix A, Photo
graph 6).
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
14 Impact Summary
Based on the research conducted as part of this HMTS, impacts were identified at the project
site
as
described below.
Construction Impacts
B
ased on the results of the Phase II ESAs conducted at
portions of
the
project
site
, there
are known
metals, TPH (gasoline, diesel, and motor oil), VOCs, SVOCs, and OCPs in onsite
soil and/or soil vapor
.
These impacts will likely be encountered
during grading and construction
-
related work onsite.
Benzene, naphthalene, PCE, and TCE were detected in soil vapor at the project
site
at
concentrations exceeding the residential and/or commercial/industrial ESLs .
TPH
-
d was detected in
soil at the
project
site
at a concentration exceeding the residential ESL. Additionally, a concrete
trench
is present in the southeastern portion of the
project
site
and
railroad spurs were formerly
located on the
project
site
from
at least 1910 to 1998.
Stained concrete flooring was also observed
within and/or next to onsite buildings.
Therefore, there is a potential for construction workers to be exposed to contaminants via dust
, soil, and/or
soil vapor on the
project
. Additionally
, if offsite
disposal of soils
would
occur during project construction, the soil may require special handling or disposal as a waste.
Construction activities are not expected to encounter groundwater, which is anticipated to be approximately 60 to 70 feet
bgs
.
Hazardous materials identified at the project site during Rincon’s December 2021 reconnaissance include drums, ASTs, and other containers. Offsite disposal of these materials during project construction may
also
require special handling or disposal as
a waste.
Consequently, potentially significant impacts
exist at this known release site (similar to a
hazardous
material site compiled pursuant to Government Code Section 65962.5 ) and,
as a result,
would
potentially
create a significant hazard to the publ
ic or the environment
during grading/construction.
Implementation of Mitigation Measures HAZ
-
1 through HAZ
-
4 will reduce construction hazardous
material impacts to less than significant.
Operation Impacts
Based on the results of the Phase II ESAs conducted
at
portions of
the
project
site
, there are known
metals, TPH (gasoline, diesel, and motor oil), VOCs, SVOCs, and OCPs in onsite soil and/or soil vapor.
Additionally, a concrete trench is present in the southeastern portion of the project
site
, stained
concrete flooring was observed with
in and/or next to onsite buildings, and railroad spurs were formerly located on the
project
site
from at least 1910 to 1998. Therefore, there is a potential for:
Maintenance workers to be exposed to contaminants via dust, soil, and/or soil vapor on the pro
ject
Building occupants to be exposed to contaminants via soil vapor on the project
Therefore, operation of the project could create a public health and environmental hazard at the project and would be considered a potentially significant impact.
Implement
ation of Mitigation
Measures HAZ
-
1 through HAZ
-
5 would
reduce operational hazardous material impacts to less than significant.
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
15 Recommendations
The northern
portion
(~21 acres)
of the project site
is listed as an open RWQCB Cleanup Program
Site (open case).
The open case includes the development areas encompassed by Lots 1 , 2, 3,
7, 8,
and 9.
The
Central Coast
RWQCB (cleanup oversight agency) will continue to be provide agency oversight of assessment and remediation of the open case through case closure by R WQCB.
However, t
h
is
HMTS has identified
known metals, TPH (gasoline, diesel, and motor oil), VOCs, SVOCs, and OCPs in onsite soil and/or soil vapor
and suspect sources of impacts
,
including but not
limited to:
Stained asphalt and concrete flooring
Drainage
trench with unlined effluent ponds and discolored fluids
Onsite hazardous materials storage and abandoned unidentified wastes
Onsite ASTs (waste oil and ammonia)
Former onsite USTs
Former onsite auto repair, machine shop, and gasoline station
Former (pote
ntially remaining onsite) railroad tracks and spurs
Former oil storage warehouse
These
potential
impacts
will likely be encountered during grading and construction -
related work
onsite. Construction activities at the project are not expected to encounter groundwater, which is anticipated to be approximately 60 to 70 feet bgs.
There is also the potential for bu
ilding occupants
to be exposed to contaminants via soil vapor at the project.
Implementation of mitigation measures
HAZ
-
1 through HAZ
-
5 would
identify hazards onsite and
reduce potential hazardous material
construction and operational
impacts at the projec
t to less
than significant, as
discussed below.
Mitigation
Measures
HAZ
-
1 RWQCB
Regulatory Agency
Submittal
Prior to issuance of a grading permit, the
project
applicant shall
retain a qualified environmental
professional (EP), as defined by
the American Society of Testing and Materials (
ASTM
)
E
-
1527, to
prepare a Phase I ESA in accordance with standard ASTM methodologies to assess the project site (including development Lots 4,
5, and 6). The
project
applicant shall submit the Phase I ESA to the
Central Coast RWQCB project manager of the open Cleanup Program Site case.
Additionally, t
he
project
applicant shall
submit
the
following documents to the
Central Coast RWQCB
Cleanup project
manager:
Current development plan and any modifications to the development plan
for Lots 1
-
9
All environmental documents completed for the project
(Lots 1
-
9)
, including thi
s HMTS
All future environmental documents completed for the project
(Lots 1
-
9)
Upon
submittal
of the information above, the
Central Coast
RWQCB
may
require actions such as:
development of subsurface investigation workplans; completion of soil, soil vapor, and/or
Rincon Consultants, Inc.
16 John Street & Abbott Street Mixed Use Development Project, Salinas, California Hazardous Materials Technical Study
groundwater subsurface investigations; installation of soil vapor or groundwater monitoring wells; soil excavation and offsite disposal; completion of human health risk assessments; and/or completion of remediation reports or case closure documents. Subsurface soil, soil vapor, and groundwater investigations, if required, shall be conducted in accordance with a sampling plan that shall be reviewed and approved by the Central Coast RWQCB.
The Central Coast RWQCB closure and agency approval documents shall be submitted and reviewed by the City prior to issuance of grading permits.
It should also be noted that the Central Coast RWQCB may determine that Monterey County Hazardous Materials Management Services (HMMS) or the DTSC may be best suited to perform the cleanup oversight agency duties for the assessment and/or remediation of this project. Should the cleanup oversight agency be transferred from the RWQCB to the Monterey County HMMS or the DTSC, this and other mitigation measures will still apply.
HAZ-2 Subsurface Investigation
The project applicant shall retain a qualified environmental consultant (Professional Geologist [PG] or Professional Engineer [PE]) to prepare subsurface investigations, as required by the Central Coast RWQCB, prior to construction. The subsurface investigations may include sampling of the following suspect release areas:
Stained asphalt and concrete flooring
Drainage trench with unlined effluent ponds and discolored fluids Onsite hazardous materials storage and abandoned unidentified wastes Onsite ASTs (waste oil and ammonia)
Former onsite USTs
Former onsite auto repair, machine shop, and gasoline station Former (potentially remaining onsite) railroad tracks and spurs Former oil storage warehouse
Additionally, these subsurface investigations may include, but are not limited to, completion of:
Geophysical surveys
Soil, soil vapor, and/or groundwater sampling assessments Laboratory analysis for TPH, VOCs, SVOCs, OCPs, and metals The subsurface investigations shall provide recommendations to address identified hazards and indicate when to apply those recommended actions in relation to proposed project activities. As part of the subsurface investigation, analytical results shall be screened against the San Francisco Bay RWQCB environmental screening levels (ESLs). These ESLs are risk-based screening levels for direct exposure of a construction worker under various depth and land use scenarios.
Appropriate steps shall be undertaken to protect site workers during project construction and if necessary, the public during project operation. This would include the preparation of a Soil and Soil Vapor Management Plan (see Mitigation Measure HAZ-3).
If contaminants are detected at concentrations exceeding hazardous waste screening thresholds for contaminants in soil (California Code of Regulations [CCR] Title 22, Section 66261.24), appropriate
Rincon Consultants, Inc.
17 John Street & Abbott Street Mixed Use Development Project, Salinas, California Hazardous Materials Technical Study
steps shall be undertaken to protect site workers during project construction and if necessary, the public during project operation (see Mitigation Measures HAZ-3, HAZ-4, and HAZ-5).
HAZ-3 Soil and Soil Vapor Management Plan
The project applicant shall retain a qualified environmental consultant (PG or PE) to prepare a Soil and Soil Vapor Management Plan (SSVMP) prior to construction. Where groundwater impacts are identified during implementation of Mitigation Measure HAZ-2, a groundwater management section shall be added to the SSVMP. The SSVMP, or equivalent document, shall be prepared to address onsite handling and management of impacted soils, soil vapor, or other impacted wastes, and reduce hazards to construction workers and offsite receptors during construction. The plan must establish remedial measures and/or soil management practices to ensure construction worker safety, the health of future workers and visitors, and the offsite migration of contaminants from the site. These measures and practices may include, but are not limited to:
Stockpile management including stormwater pollution prevention and the installation of Best Management Practices (BMPs)
Proper disposal procedures of contaminated materials Monitoring and reporting
A health and safety plan for contractors working at the site that addresses the safety and health hazards of each phase of site construction activities with the requirements and procedures for employee protection
The health and safety plan will also outline proper soil handling procedures and health and safety requirements to minimize worker and public exposure to hazardous materials during construction.
Prior to demolition and grading (construction), the City shall confirm the Central Coast RWQCB's approval of the SSVMP. The project applicant shall review and implement the SSVMP prior to construction.
If odorous or visually stained soils, other indications of hydrocarbon piping or equipment, or debris are encountered during ground-disturbing activities, work in the immediate area shall be halted and a qualified environmental consultant shall be contacted immediately to evaluate the situation. Work may continue on other parts of the project while impacted soil investigation and/or remediation takes place.
HAZ-4 Remediation
Where soil is known to be impacted, or is identified during implementation of mitigation measure HAZ-2 (subsurface investigation) to be present, within the construction envelope at chemical concentrations exceeding hazardous waste screening thresholds for contaminants in soil (CCR Title 22, Section 66261.24), the project applicant shall retain a qualified environmental consultant (PG or PE), to conduct additional analytical testing and recommend soil disposal recommendations, or consider other remedial engineering controls, as necessary.
The qualified environmental consultant shall utilize the development site analytical results for waste characterization purposes prior to offsite transportation or disposal of potentially impacted soils or other impacted wastes. The qualified environmental consultant shall provide disposal recommendations and arrange for proper disposal of the waste soils or other impacted wastes (as necessary), and/or provide recommendations for remedial engineering controls, if appropriate.
Rincon Consultants, Inc.
18 John Street & Abbott Street Mixed Use Development Project, Salinas, California Hazardous Materials Technical Study
Remediation of impacted soils and/or implementation of remedial engineering controls may require additional delineation of impacts; additional analytical testing per landfill or recycling facility requirements; soil excavation; and offsite disposal or recycling.
The City shall confirm the Central Coast RWQCB's approval of the development site disposal recommendations. The project applicant shall review and implement the disposal recommendations prior to transportation of waste soils offsite and review and implement the remedial engineering controls prior to construction.
HAZ-5 Vapor Mitigation System
Where soil vapor is known (or is identified during implementation of Mitigation Measures HAZ-2, HAZ-3, or HAZ-4) to be present at chemical concentrations exceeding the ESLs for sub-slab/soil gas (vapor) intrusion, the project applicant shall retain a qualified environmental consultant (PG or PE) or other qualified person to prepare a vapor mitigation system design for the proposed project.
The plan shall include, but is not limited to:
Design specifications
Material specifications
Installation requirements
Monitoring requirements
The project applicant shall design and implement engineering measures or institutional controls (e.g., soil vapor barrier) to prevent potential soil vapor intrusion into new residences or businesses in accordance with the measures included in the DTSC’s Vapor Intrusion Guidance Document – Final (October 2011) and Vapor Intrusion Mitigation Advisory, Revision 1 (October 2011).
Engineering measures or institutional controls shall be submitted to the City’s Building Division and Planning Division prior to the issuance of any grading or building permits. Said engineering measures and institutional controls shall be peer reviewed by a qualified third-party contractor hired by the City at the project applicant’s expense to confirm such measures and controls comply with applicable regulations. Consultation with the DTSC or a local cleanup agency may be required to confirm the appropriateness of the measures and controls.
The project applicant and/or contractor shall retain a qualified professional to certify that the accepted measures and controls are properly constructed and functioning at each residence.
Written verification shall be submitted to the City.
The efficacy of the measures and controls shall be confirmed and certified by a qualified professional pursuant to the construction quality assurance/quality control testing guidance of the DTSC’s Vapor Intrusion Guidance Document – Final (October 2011).
The project applicant and contractor shall incorporate a sub-slab vapor barrier during construction, the implementation of which would prevent the potential for soil gas VOCs from migrating to indoor air.
The City shall confirm the Central Coast RWQCB's approval of the Vapor Mitigation System Design prior to construction. The project applicant shall review the Vapor Mitigation System Design and install the system during construction.
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
19 Significance After Mitigation
Implementa
tion of
Mitigation Measures
HAZ
-
1 through HAZ
-
5 during project construction and
operation would reduce potential hazardous material impacts to less than significant by ensuring
additional
investigation
and
remedial measures, transportation of
impacted materials, and/or soil
management practices ensure construction worker safety and the health of future workers and visitors.
John Street & Abbott Street Mixed Use Development Project, Salinas ,
California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
20 References
California Department of Conservation Geologic Energy Management Division (CalGEM). 202 1 .
“Well Finder.” Last m
odified: 2019.
https://www.conservation.ca.gov/calgem/Pages/WellFinder.aspx
(accessed
September
202
1 )
.
California Department of Toxic Substances Control (DTSC). 2022. “EnviroStor.” Last modified: 2022. http://www.envirostor.dtsc.ca.gov/public/
(accessed Se
ptember 2021)
.
California State Water Resources Control Board (SWRCB). 2022a. “GeoTracker.” Last modified: 2022.
http://geotracker.waterboards.ca.gov/
(accessed September 2021).
____. 2021. “March 12, 2021 Bulk Fuel Terminal/Refinery Investigative Order.” March 12, 2021.
https://www.waterboards.ca.gov/pfas/docs/order_wq2021
-
0006
-
dwq_pfas.pdf (accessed
September 2021).
____
.
2022b. “California PFAS Investigations.” Last modified: 2022. https://www.waterboards.ca.gov/pfas/
(accessed September 2021)
.
____. 202
2 c
. “GeoTracker PFAS Map.” Last modified: 2022.
https://geotracker.waterboards.ca.gov/map/pfas_map (accessed September 2021
).
Nationwide Environmental Title Research LLC. 2022. “Historic Aerials by NETR Online.” Last modified
: 2022. https://www.historicaer
ials.com/viewer (accessed September 2021).
United States Department of Transportation (USDOT). 2022.
Pipeline and Hazardous Materials
Safety Administration (PHMSA),
“National Pipeline Mapping System (NPMS) Public Map
Viewer.” Last modified: 2022. https://w
ww.npms.phmsa.dot.gov/PublicViewer/
(accessed
September 2021
)
.
Appendix
A
Site Photographs
John Street & Abbott Street Mixed Use Development Project, Salinas, California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
A
-
1 Photograph 1.
View of the interior of the 239 Abbott Street building. Stained concrete and absorbent
materials
are
visible.
Photograph 2.
View of the exterior hazardous materials storage area on the northern side of the 336 John Street building, with stained
concrete and drums.
John Street & Abbott Street Mixed Use Development Project, Salinas, California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
A
-
2 Photograph 3.
View of the fenced area of the exterior hazardous materials storage area on the northern side of the 336 John Street building.
Photograph 4.
View of a hazardous materials storage
area
in the southeastern corner of the
project site
(near the 348 Abbott Street building)
with an
aboveground storage tank (
AST
)
, drums, and buckets.
John Street & Abbott Street Mixed Use Development Project, Salinas, California
Hazardous Materials Technical Study
Rincon Consultants, Inc.
A
-
3 Photograph 5.
View of the area of the former diesel
underground storage tank (
UST
)
in the central
-
eastern portion of the project site. A ground
water monitoring well is visible.
Photograph 6.
View of an open portion of an industrial trench in the southeastern portion of the project site.