Site Reconnaissance - Green Community Development, LLC.

clappergappawpawUrban and Civil

Nov 16, 2013 (3 years and 7 months ago)

68 views

General

Site

Setting


The

property

is

located

in

the

USGS

Alief,

TX

Quad
.

Regionally

groundwater

flows

in

a

southeasterly

direction
;

however,

locally,

groundwater

flow

is

in

a

northeasterly

direction
.

The

subject

property

is

located

approximately

seventy

feet

above

mean

sea

level
.

The

depth

to

groundwater

is

approximately

ten

feet

below

ground

surface
.


Exterior

AND

Interior

Observations


Petroleum

Products

There

were

no

current

indications

of

petroleum

products

locate

on

the

property
.


Hazardous

Materials

No

significant

use

of

hazardous

substances

is

known

to

occur

on/at

the

property
.

Limited

amounts

of

cleaning

supplies,

maintenance

materials

and

paints

are

present,

but

are

used

in

small

quantities

consistent

with

similar

types

of

businesses
.

The

storage

of

these

materials

appeared

to

be

satisfactory
.


Drums

or

Containers

There

were

no

current

indications

of

drums

or

containers

located

on

the

property
.


Underground

Storage

Tanks

(UST’s)/Aboveground

Storage

Tanks

(AST’s)

The

Texas

Commission

on

Environmental

Quality’s

online

database

of

underground

(UST)

and

above

ground

(AST)

was

reviewed
.

No

records

of

either

USTs

or

ASTs

were

identified

on

the

TCEQ’s

Petroleum

Storage

Tanks

Registration

Database
.

Further,

there

is

no

indication

that

the

property

ever

used

heating

oil

as

a

heat

source
.


Intermodal

Shipping

Containers

There

were

no

current

indications

of

intermodal

shipping

containers

at

the

property
.


Indications

of

Polychlorinated

Biphenyls

(PCB’s)

PCB’s

are

associated

with

electrical

transformers

and

substations
.

Some

fluids

contained

in

transformers

(PCB
-
bearing)

have

been

determined

to

be

carcinogenic
.

The

dielectric

fluid

in

the

transformers

is

a

listed

hazardous

material
.

The

electrical

transformers

on

the

subject

property

are

owned

by

the

property,

not

the

local

utility
.

Based

on

the

date

of

construction,

1978
/
1979
,

it

is

possible

that

this

equipment

contains

PCBs
.








Green Community Development, LLC











SITE

RECONNAISSANCE







No

manufacturer

specifications

or

analytical

data

documenting

the

PCB

content

of

this

equipment

was

provided
.

No

signs

of

leakage

were

observed
.

Because

the

transformers

identified

belong

to

the

subject

property,

Green

Community

Development

feels

that

they

should

be

removed/replaced
.


Pits,

Ponds

&

Lagoons

No

evidence

of

pits,

ponds,

and/or

lagoons

was

noted

on

the

property
.


Odors

No

significant

odors

were

noted

on

the

property
.


Stained

Soil

or

Pavement

No

evidence

of

significantly

stained

soil

or

pavement

was

noted

on

the

property
.


Pools

of

Liquid

No

pools

of

liquid

were

noted

on

the

property
.


Stress

Vegetation

No

evidence

of

stressed

vegetation

anticipated

to

be

caused

by

contamination

was

noted

on

the

property
.


Solid

Waste

Disposal

No

solid

waste

concerns

were

noted

on

the

subject

property
.

Trash

is

collected

in

dumpsters

located

throughout

the

property


Medical/biological

wastes/X
-
ray

or

other

radioactive

activities

No

medical

or

biological

wastes

were

observed
.

No

x
-
ray

or

other

radioactive

activities

were

observed

or

reported
.


Drains

and

Sumps

No

drains

or

sumps

not

connected

to

the

city

sewer

were

noted

on

the

property
.


Septic

Systems

No

septic

systems

are

present

on

the

property
.










Green Community Development, LLC


















Storm/Waste

Water

Wastewater

generated

at

the

site

is

limited

to

sinks,

toilets,

etc
.

and

is

disposed

of

via

the

municipal

sewer

system
.

Storm

water

flows

to

municipal

storm

drains

located

in

the

paced

and

landscaped

areas
.


Electromagnetic

Fields

High

tension

power

lines

were

observed

along

the

south

and

west

sides

of

the

subject

property
.

In

recent

years,

there

has

been

concern

that

the

electromagnetic

fields

(EMF)

that

radiate

from

power

lines

cause

cancer
.

In

1995
,

the

American

Physical

Society,

the

world’s

largest

association

of

physicists,

released

a

statement

saying

it

can

find

no

evidence

supporting

the

link

to

cancer
.

The

society,

which

has

studied

power
-
cancer

issues

since

1989
,

initiated

a

study

in

1994

to

serve

as

the

basis

for

a

position

on

the

dispute
.

The

study’s

author

reviewed

the

existing

literature

of

more

that

1
,
000

papers

and

conducted

interviews

with

specialists

in

the

field
.

The

society’s

statement,

which

acknowledged

research

continues

in

the

field,

said

existing

reports

and

data

thus

far

“shows

no

consistent,

significant

link

between

cancer

and

power

line

fields
.


Furthermore,

“the

conjectures

relating

cancer

to

power

line

fields

have

not

been

substantiated
.


Therefore,

any

additional

study

or

action

regarding

the

power

lines

is

not

recommended
.


Wetlands/Flood

Plain

No

evidence

of

wetlands

were

noted

on

the

subject

property
.


The

property

is

situated

with

three

flood

zones,

Zone

X

un
-
shaded

(areas

outside

of

the

500

year

floodplain),

Zone

X

shaded

(areas

within

the

500

year

floodplain)

and

Zone

AE

(areas

within

the

100

year

floodplain,

base

elevations

determined)
.

The

Zone

AE

portions

are

limited

to

a

narrow

area

along

the

street

location
.


Wells

No

evidence

of

wells

(dry

wells,

water,

wells,

irrigation

wells,

injection

wells

or

abandoned

wells)

was

noted

on

the

subject

property
.



Lead
-
Based

Paint

A

lead
-
based

paint

survey

was

beyond

the

scope

of

this

assessment
.

However,

based

on

the

date

of

construction,

1978
/
1979
,

it

is

possible

that

lead
-
based

paint

(LBP)

exists

on

the

property
.








Green Community Development, LLC


















Given

the

potential

presence

of

LBP

at

the

property,

the

paint

should

be

managed

under

an

LBP

Operations

and

Maintenance

(O&M)

Program
.

The

objective

of

the

O&M

Program

should

be

to

monitor

the

condition

of

painted

surfaces,

to

repair

any

areas

of

damaged

or

deteriorating

paint,

to

place

controls

on

the

method

of

paint

removal

(e
.
g
.

no

sanding

or

heat

gun

removal

of

LBP

unless

in

a

controlled

environment),

and

to

dispose

of

all

removed

LBP

in

a

legal

manner
.

In

addition,

it

is

recommended

that

federal,

state,

and

local

lead
-
based

paint

regulations

be

reviewed

for

compliance

prior

to

any

renovation

or

demolition

activities
.

Green

Community

Development

feels

that

the

interior

walls

and

all

interior

substances

containing

LBP

should

be

removed

completely

in

a

legal

manner
.

Interior

reconstruction

is

vital

for

this

property,

to

ensure

a

safe

living

environment

with

no

lead
-
based

paint
.


Potential

Asbestos

Containing

Building

Materials

(ACBM’s)

An

asbestos

survey

was

beyond

the

scope

of

this

assessment
.

However,

based

on

date

of

construction,

1978
/
1979
,

there

is

a

possibility

that

asbestos

containing

building

materials

(ACBM’s)

are

located

on

the

property
.

The

property

contained

wallboard,

joint

compound,

vinyl

flooring

and

mastic
.


Given

the

potential

presence

of

ACBM’s

at

the

property,

an

Asbestos

Operations

and

Maintenance

(O&M)

Program

should

be

instituted

until

such

time

as

renovation

or

demolition

activities

necessitate

their

removal
.

The

objective

of

an

O&M

Program

is

to

implement

a

practical

management

approach

to

controlling

identified

ACM

within

the

property
.

The

O

&

M

Program

is

designed

to

cleanup

existing

contamination,

minimize

future

fiber

release

by

controlling

disturbance

of

ACM,

and

monitor

the

condition

of

the

ACM

until

it

is

removed
.

In

addition,

it

is

recommended

that

federal,

state,

and

local

asbestos

regulations

be

reviewed

for

compliance

prior

to

any

renovation

or

demolition

activities
.


NESHAP

regulations

require

sampling

potential

ACBM

prior

to

demolition

or

extensive

renovation,

regardless

of

the

date

of

construction
;

therefore,

if

such

activities

are

planned,

it

may

be

required

to

conduct

a

survey

of

the

entire

facility,

or

that

portion

slated

for

renovation

or

demolition,

before

initiating

such

destructive

activities
.

That

survey

should

include

an

assessment

of

all

subject

building

materials,

including

those

in

areas

which

are

normally

inaccessible
.

Any

material

found

to

be

ACBM

should

be

handled

in

accordance

with

applicable

regulations
.

Green

Community

Development

would

request

a

full

ACBM

survey

to

determine

ACM’s

presence
.

Following

the

completion

and

determination,

if

ACM’s

were

found,

those

materials

would

be

replaced

in

accordance

to

regulations
.









Green Community Development, LLC


















Radon

The

property

is

located

in

Radon

Zone

3
,

which

has

a

predicted

average

indoor

screening

level

of

less

than

2

Pico

curies

per

liter

(pCi/L)
.

The

USEPA

action

level

for

dado

is

4

pCi/L
.

Based

on

the

low

regional

averages,

radon

is

not

considered

a

significant

concern
.


Drinking

Water

Information

pertaining

to

the

source

and

the

regulatory

compliance

of

the

drinking

water

supplied

to

the

property

was

researched
.

The

property

receives

its

drinking

water

from

the

city
.

The

city

tests

its

water

before

it

enters

the

distribution

system
.

The

water

supplied

to

the

property

reportedly

meets

federal

and

state

drinking

water

standards,

including

those

for

lead

and

copper
.


Microbial

Contamination

(Mold)

A

comprehensive

mold

survey

was

beyond

the

scope

of

this

assessment
.

However,

Building

54

and

55

have

been

mostly

down

and

not

maintained

for

some

time

and

are

severely

deteriorated
.

Most

of

the

down

units

exhibited

water

damage

and

were

impacted

with

mold,

apparently

from

water

infiltration

through

open

doors

and

broken

windows

and

tenant

neglect/abuse
.

In

some

of

the

other

vacant

units,

small/limited

areas

impacted

with

mold

in

bathrooms,

under

some

windows,

behind

dishwashers,

on

the

vents

and

in

the

HVAC

enclosures

were

noted
.

It

appears

that

much

of

the

noted

impact

is

due

to

tenant

neglect

and

poor

housekeeping
.


Consistent

with

USEPA,

New

York

City

Department

of

Health

(NYCDOH)

and

National

Multi

Housing

Council

(NMHC)

guidelines,

property

management

should

promptly

identify

and

repair

or

remediate

the

sources

of

the

moisture

infiltration/build

up

supporting

the

mold

growth
.

Any

damaged

materials

in

these

areas

should

be

removed

and

replaced
.

Subsequent

to

addressing

the

moisture

issue,

a

certified

industrial

hygienist/environmental

firm

should

be

retained

to

properly

remediate

the

identified

areas

of

mold

in

accordance

with

EPA,

NYCDOH

and

NMHC

guidelines
.

For

those

units

with

significant

impact,

in

addition

to

the

remediation

of

the

affected

areas,

testing

for

mold

after

the

remediation

should

be

conducted
.

For

those

areas

with

limited

impact,

subsequent

to

addressing

the

moisture

issue,

the

identified

areas

of

mold

should

be

properly

cleaned

and

sanitized

in

accordance

with

EPA,

NYCDOH,

and

NMHC

guidelines
.

Likely

this

can

be

addressed

with

in

house

staff

as

part

of

unit

make

ready
.










Green Community Development, LLC


















Given

the

moisture

and/or

mold

issues

identified

at

the

subject

property,

it

is

recommended

that

a

Moisture

Minimization

Plan

be

implemented

at

the

property
.

The

plan

takes

a

proactive,

preventative

approach

in

order

to

minimize

any

moisture

damage

and/or

mold

impact

by

insuring

the

early

identification

and

repair

of

potential

problems
.



































Green Community Development, LLC