Commercial Retail Center - Phase I ESA
TNT Environmental and NVR Inc.
Location: Fredericksburg, Virginia
Property Type: Established Commercial Retail Center
Site Size: 17.44 acres
The client, a partnership involving a major land developer, required a Phase I Environmental Site Assessment (ESA) in conformance with the ASTM E1527-21 Standard to conduct due diligence on the retail shopping center. The challenge was the inherent complexity and environmental risk associated with a long-standing commercial property (circa 1970s) that contained multiple commercial tenant units and was surrounded by other high-risk commercial operations.
Lincoln Environmental Consulting (LEC) was engaged to perform a comprehensive Phase I ESA. This included a detailed review of the site's history, which showed the property was used as agricultural land prior to 1971 before being developed into the shopping center.
Our investigation focused heavily on identifying potential environmental contamination from current and historical tenants:
The Solution: Targeted Risk Investigation
Historical Review:
Aerial photographs, city directories, and regulatory databases were reviewed to ascertain past land use.
On-Site Reconnaissance:
Physical inspection of the multi-unit building and its current tenants (including a laundromat, salon, market, and auto glass shop).
Regulatory Records:
Federal and state databases were searched for hazardous waste and fuel tank sites in the area.
Non-Scope Items:
We screened for Hazardous Building Materials (HBMs) due to the age of the structure (early 1970s).
The Results: Identifying a High-Priority On-Site Contaminant Risk
Recognized Environmental Condition (REC) Identified:
The assessment revealed an on-site REC related to a former dry cleaner, Nu-Look Cleaners (at 2010 Plank Road), which operated from 1974 until the early 2000s.
The assessment revealed critical environmental conditions that required immediate client action and further investigation:
PCE Contamination Risk:
The dry cleaner reportedly used Tetrachloroethylene (PCE), a highly hazardous and toxic chemical notorious for releases to the subsurface. Given the likely long-term use and disposal of PCE over 25 years, the former operations are considered a REC and a potential Vapor Encroachment Condition (VEC).
Off-Site REC/VEC Concerns:
Nearby fueling stations and two other dry-cleaning facilities were identified as off-site RECs and potential VECs, as residual fuel impacts and PCE use have the potential to adversely impair the subsurface quality beneath the subject property.
Due to the significant on-site and off-site risks, LEC recommended that a limited subsurface investigation (Phase II ESA) be conducted. This investigation is necessary to evaluate the subsurface quality (soil vapor, soil, and/or groundwater) near the former dry cleaner and areas closest to the adjoining fueling and dry-cleaning operations.
Critical Recommendation
(Phase II ESA):
We also advised the client on managing future risks by noting the potential for Asbestos-Containing Material (ACM) and Lead-Based Paint (LBP) in the older building materials, recommending an Operation and Maintenance (O&M) Plan for both to protect occupants and manage future renovation/demolition costs.