PCE Contamination Chronology
Summary
According to State Water Resources Control Board records, the Fairway Dry Cleaning & Laundry operated from 1964 to at least 1970, at 1600 Capitola Road, just east of the Capitola Road project location. In 1970, the facility was sold and the dry cleaning service was discontinued.
According to State Water Resources Control Board records, the Fairway Dry Cleaning & Laundry operated from 1964 to at least 1970, at 1600 Capitola Road, just east of the Capitola Road project location. In 1970, the facility was sold and the dry cleaning service was discontinued.
Although contamination of soils and groundwater by tetrachloroethene (PCE) from dry cleaning facilities has been well known for decades, the historical presence of the dry cleaning business at 1600 Capitola Road was forgotten. A May 31, 2002 report from the County Health Services Agency to the Board of Supervisors recognized 10 dry cleaning facilities in the County as potential sources of PCE contamination, but did not include the 1600 Capitola Road site.
The County Redevelopment Agency purchased the four lots making up the Capitola Road Project from 1994 to 1997. A 1994 study of one lot, 1438 Capitola Road, was restricted to investigating hydrocarbon contamination from a previous business. No investigation was conducted on other lots in the area.
PCE contamination was first identified from 2008 to 2012 in a water monitoring well at the 1600 Capitola Road lot, as part of the remediation study for the former Live Oak Texaco station across the street, which was known to have hydrocarbon contamination from a leaking underground storage tank. In its 2012 report, prepared for the property owner and copied to the Central Coast Regional Water Quality Control Board and County Environmental Health Department, A+ Environmental Solutions did not identify the source of the PCE, noting that "based on the groundwater flow direction and shape of the plume, it is likely originating from a source area southwest of the subject site, across Capitola Avenue."
In 2017, the County issued an RFQ for development of the Capitola Road Commercial Site, and approved an Exclusive Negotiation Agreement with MidPen Housing.
In January 2020, Remediation Risk Management, Inc. (RRM) reported to MidPen Housing that the 1600 Capitola Road Laundromat had operated as a dry cleaner in the 60s and 70s.
In February 2020, Weber, Hayes & Associates (WHA) reported to the Regional Water Quality Control Board that elevated concentrations of the dry cleaning solvent Tetrachloroethylene (PCE) had been detected by RRM in two shallow soil vapor samples collected along the eastern property line of the Capitola Road Commercial Project. RRM subsequently reported these findings to MidPen Housing.
In September 2020, WHA reported to the County Economic Development Coordinator that "the source of the solvent contamination is from the adjoining property to the east where a dry cleaning business formerly operated (1600 Capitola Road)".
In a November 11, 2020 Board of Supervisors meeting, PCE contamination of the Capitola Commercial Project site was first revealed to the public in a consent agenda item that was pulled from the Consent Agenda for public discussion. The Exclusive Negotiation Agreement with MidPen Housing was amended, and is under negotiation, to reduce the purchase price of the four lots to allow MidPen to plan and implement passive and active measures to mitigate potential PCE vapor contamination in the three buildings proposed for the project.
The County Redevelopment Agency purchased the four lots making up the Capitola Road Project from 1994 to 1997. A 1994 study of one lot, 1438 Capitola Road, was restricted to investigating hydrocarbon contamination from a previous business. No investigation was conducted on other lots in the area.
PCE contamination was first identified from 2008 to 2012 in a water monitoring well at the 1600 Capitola Road lot, as part of the remediation study for the former Live Oak Texaco station across the street, which was known to have hydrocarbon contamination from a leaking underground storage tank. In its 2012 report, prepared for the property owner and copied to the Central Coast Regional Water Quality Control Board and County Environmental Health Department, A+ Environmental Solutions did not identify the source of the PCE, noting that "based on the groundwater flow direction and shape of the plume, it is likely originating from a source area southwest of the subject site, across Capitola Avenue."
In 2017, the County issued an RFQ for development of the Capitola Road Commercial Site, and approved an Exclusive Negotiation Agreement with MidPen Housing.
In January 2020, Remediation Risk Management, Inc. (RRM) reported to MidPen Housing that the 1600 Capitola Road Laundromat had operated as a dry cleaner in the 60s and 70s.
In February 2020, Weber, Hayes & Associates (WHA) reported to the Regional Water Quality Control Board that elevated concentrations of the dry cleaning solvent Tetrachloroethylene (PCE) had been detected by RRM in two shallow soil vapor samples collected along the eastern property line of the Capitola Road Commercial Project. RRM subsequently reported these findings to MidPen Housing.
In September 2020, WHA reported to the County Economic Development Coordinator that "the source of the solvent contamination is from the adjoining property to the east where a dry cleaning business formerly operated (1600 Capitola Road)".
In a November 11, 2020 Board of Supervisors meeting, PCE contamination of the Capitola Commercial Project site was first revealed to the public in a consent agenda item that was pulled from the Consent Agenda for public discussion. The Exclusive Negotiation Agreement with MidPen Housing was amended, and is under negotiation, to reduce the purchase price of the four lots to allow MidPen to plan and implement passive and active measures to mitigate potential PCE vapor contamination in the three buildings proposed for the project.
Detailed Chronology
6/6/1994 - Phase I Environmental Assessment, 1438 Capitola Road
To: Robert Lee, Santa Cruz County Redevelopment Agency
From: Remediation Risk Management, Inc. (RRM)
10/3/1994 - Remedial Action Summary Report, 1438 Capitola Road
To: Jim Johnson, 19 Helen Court (Property Owner)
From: Remediation Risk Management, Aptos, California
5/18/2012 - Groundwater Monitoring Report and Request for Case Closure, Former Live Oak Service Station, A+ Environmental Solutions, LLC, 6898 Soquel Avenue, Santa Cruz, California,
To: Mrs. Jeneane Burns, 31 Pepperwood, Soquel CA (Property owner)
From: A+ Environmental Solutions, LLC, 6898 Soquel Avenue, Santa Cruz, California
Report of PCE contamination in test well between the Live Oak Super and the laundromat and across the street at the Live Oak Texaco site between 2008 and 2012.
Conclusions
To: Robert Lee, Santa Cruz County Redevelopment Agency
From: Remediation Risk Management, Inc. (RRM)
- 1.0 Introduction
- At the request of Robert Lee, of the Santa Cruz County Redevelopment Agency (SCCRA), Remediation Risk Management, Inc. (RRM) conducted a Level I Environmental Assessment regarding the soil and groundwater at the subject site located at 1438 Capitola Road in Santa Cruz, California. Any and all information obtained in this investigation is highly confidential and shall not be released or disclosed to, or relied upon by a third party other than SCCRA without the prior written consent of either party.
10/3/1994 - Remedial Action Summary Report, 1438 Capitola Road
To: Jim Johnson, 19 Helen Court (Property Owner)
From: Remediation Risk Management, Aptos, California
- "This report summarizes the procedures and findings of the soil excavation and removal work conducted at 1438 Capitola Road in Santa Cruz, California. All work described herein was performed on September 2 and 21, 1994 by the owner under the direct observation of Remediation Risk Management, Inc. (RRM) of Aptos, California."
5/18/2012 - Groundwater Monitoring Report and Request for Case Closure, Former Live Oak Service Station, A+ Environmental Solutions, LLC, 6898 Soquel Avenue, Santa Cruz, California,
To: Mrs. Jeneane Burns, 31 Pepperwood, Soquel CA (Property owner)
From: A+ Environmental Solutions, LLC, 6898 Soquel Avenue, Santa Cruz, California
Report of PCE contamination in test well between the Live Oak Super and the laundromat and across the street at the Live Oak Texaco site between 2008 and 2012.
- " ... a relatively small PCE contamination plume appears to be present in groundwater centered around off-site monitoring well MW-5 (Figures 5A through 5E). The PCE plume is distinctly separate in size and shape from the previously documented TPHg groundwater plume. Furthermore, it does not appear to be originating from the same source area ... "
Conclusions
- Two distinct contaminants of concern, TPHg and PCE, have been historically detected at the site.
- PCE contamination first identified during an Active Soil Gas Survey performed at both on- and off-site locations, and confirmed by groundwater analysis, does not appear to be originating from the same source area (the former on-site USTs) as the TPHg plume. The exact source of this off-site PCE plume has not yet been identified. However, based on the groundwater flow direction and shape of the plume, it is likely originating from a source area southwest of the subject site, across Capitola Avenue.
September 2013 - Long-Range Property Management Plan, Santa Cruz County Redevelopment Successor Agency; Inventory Detail for the Capitola Road Commercial Site, Page 6 - 12.
4/20/17 - County sponsored 17th & Capitola Road Community Meeting
5/23/17 - RFQ for Capitola Road Commercial Site
8/4/17 - County Request For Qualifications (RFQ) Mixed-Use Commercial Development Opportunity released
12/12/17 - Exclusive Negotiation Agreement with MidPen Housing approved
4/12/18 and 4/14/18 - MidPen Housing and partners held two community meetings
8/28/19 - Santa Cruz County Planning Commission approved the proposal for a Vesting Tentative Map, a Commercial Development Permit, a Zoning Map Amendment, a Planned Unit Development, a 20% Residential Density Bonus, a Sign Exception, Design Review, and a determination that the project is Categorically Exempt from further review under the California Environmental Quality Act (CEQA).
11/5/19 - CEQA Notice of Exemption - Santa Cruz County Planning Department
12/19/19 - EDR-City Directory Image Report
Included as Appendix E in the Phase I Environmental Assessment (below).
1/6/2020 - Phase I Environmental Site Assessment
Prepared at the request of: MidPen Housing, January 6, 2020
by: Remediation Risk Management, Inc. (RRM)
2/17/20 - Expedited Site Characterization for an Imminent Multi-Use Development
To: Regional Water Quality Control Board, Central Coast Region, Site Cleanup Program
From: Weber, Hayes & Associates (WHA), Watsonville
2/28/20 - Limited Soil Vapor Investigation (Phase II), 1412, 1438, 1500 and 1514 Capitola Road
To: MidPen Housing Corp.,
From: Remediation Risk Management, Inc.
CONCLUSIONS AND RECOMMENDATIONS
From the findings of this investigation, RRM concludes the following:
9/30/20 - Chronology of Environmental Conditions Resulting in Required Environmental Mitigation that Decreases Property Value
To: Economic Development Coordinator, County of Santa Cruz;
From: Weber, Hayes & Associates (WHA)
11/10/20 - Revised Affordable Housing and Property Disposition Agreement
County Board of Supervisors
Agenda item 7.2, pulled from the Consent Agenda
12/8/20 - Amendment to Exclusive Negotiation Agreement (ENA) with MidPen,
Consent Agenda Item 35:
- (F) History of Environmental Contamination and Remediation. "Prior to acquisition of the 1438, 1500, and 1514 Capitola Road properties, the Redevelopment Agency contracted with Remediation Risk Management, Inc. to prepare 1600 Capitola Road Phase I Environmental Assessment, dated June 6, 1994.
- The Phase I report for 1500 and 1514 Capitola Road concluded that there were no environmental concerns and no further action was recommended.
- The Phase I report recommended additional soil sampling only on the 1438 Capitola Road property in the vicinity of the former outbuilding behind the existing residence due to its previous use as a construction yard.
- Remediation Risk Management, Inc. prepared a letter report for the soil sampling at 1438 Capitola Road, dated August 1, 1994, which indicated that limited areas of the site were significantly impacted by petroleum hydrocarbons.
- The Remedial Action Summary Report, dated October 3, 1994, prepared by Remediation Risk Management, Inc. concluded that all of the contaminated soils were removed to non-detectable levels in the areas of concern ... and there are no other known environmental conditions existing on the Capitola Road site."
4/20/17 - County sponsored 17th & Capitola Road Community Meeting
5/23/17 - RFQ for Capitola Road Commercial Site
8/4/17 - County Request For Qualifications (RFQ) Mixed-Use Commercial Development Opportunity released
12/12/17 - Exclusive Negotiation Agreement with MidPen Housing approved
4/12/18 and 4/14/18 - MidPen Housing and partners held two community meetings
8/28/19 - Santa Cruz County Planning Commission approved the proposal for a Vesting Tentative Map, a Commercial Development Permit, a Zoning Map Amendment, a Planned Unit Development, a 20% Residential Density Bonus, a Sign Exception, Design Review, and a determination that the project is Categorically Exempt from further review under the California Environmental Quality Act (CEQA).
11/5/19 - CEQA Notice of Exemption - Santa Cruz County Planning Department
- Statutory Exemption other than a Ministerial Project - Exemption for Multi-Family and Mixed-Use Housing Projects (Public Resources Code, Section 21159.25, relating to environmental quality [AB 1804]).
- No significant effects relating to traffic, noise, air quality, greenhouse gas emissions would result from project implementation and the project site has no value as habitat for endangered, rare or threatened species.
12/19/19 - EDR-City Directory Image Report
Included as Appendix E in the Phase I Environmental Assessment (below).
- Includes 1971 & 1964 descriptions of the 1600 Capitola Road property as the Fairway Dry Cleaning & Laundry, highlighted by Pat Hoban (WHA) 1/30/20)
1/6/2020 - Phase I Environmental Site Assessment
Prepared at the request of: MidPen Housing, January 6, 2020
by: Remediation Risk Management, Inc. (RRM)
- Section 6.1.2: EDR Aerial Photograph Decadal Package, 12/19/19, page 13
- 1968 - "... the laundromat and Live Oak Market are now constructed on the parcels to the east of the Property." (Appendix D) (Highlighted by Pat Hoban (WHA) 1/30/20)
- EDR-City Directory Image Report, 12/19/19, includes images of the 1964 (page A13) and 1971 (page A11) City Directories with the 1600 Capitola Road property identified as the "Fairway Dry Cleaning & Laundry", - (Appendix E) (Highlighted by Pat Hoban (WHA) 1/30/20).
2/17/20 - Expedited Site Characterization for an Imminent Multi-Use Development
To: Regional Water Quality Control Board, Central Coast Region, Site Cleanup Program
From: Weber, Hayes & Associates (WHA), Watsonville
- "A recent property screening assessment (RRM, 2020b) was completed in advance of a major redevelopment project being planned for the 3.7-acre subject site. The property screening detected elevated concentrations of the dry cleaning solvent Tetrachloroethylene (PCE) in two (2) shallow soil vapor samples collected along the eastern property line. A follow-up review of historic land use documents indicates the source of the detected PCE contamination is most likely from the adjoining property to the east (i.e., 1600 Capitola Road)."
2/28/20 - Limited Soil Vapor Investigation (Phase II), 1412, 1438, 1500 and 1514 Capitola Road
To: MidPen Housing Corp.,
From: Remediation Risk Management, Inc.
- "This letter report, prepared by Remediation Risk Management, Inc. (RRM), presents the results of a limited soil vapor investigation (Phase II) performed at the referenced property (Figure1). This Phase II was conducted subsequent to completion of a Phase I environmental site assessment (ESA) of the property where petroleum hydrocarbons were confirmed to exist on a nearby parcel (Former Live Oak Texaco, 1671 Capitola Road Avenue, Figure 2). Based on the documented cleanup history at the Former Live Oak Texaco, it is possible that contamination from this site may have impacted soil, soil gas, and/or groundwater beneath the property. As a due diligence condition for obtaining project funding for redevelopment of the property, MidPen requested a subsurface investigation to determine if the property has been impacted by migrating contaminants from an offsite source."
CONCLUSIONS AND RECOMMENDATIONS
From the findings of this investigation, RRM concludes the following:
- "PCE was detected in soil gas samples collected from borings VP-1-5 and VP-2-5 at concentrations of 8,200 μg/m3 and 40,000 μg/m3, respectively.
- "PCE has previously been detected in a sample of groundwater collected from a monitoring well formerly located on the adjacent parcel to the east of the property, approximately 200 feet from the east border of the 1514 Capitola Road parcel. The monitoring well was installed during the environmental investigation phase of the former Live Oak (Texaco) at 1671 Capitola Road. PCE was detected in groundwater from the most recent sample at 55 parts per billion (or micrograms per liter), in 2012.
- "Based on the foregoing conclusions, RRM recommends confirmation soil gas samples be collected in the same locations or near to VP-1-5 and VP-2-5. RRM also recommends collecting grab-groundwater samples in order to evaluate the condition of groundwater beneath the property. Passive soil gas samplers may also be used to more cost-effectively survey the lateral extent of the subsurface PCE and other compounds, and to gain insight into their relative magnitudes in various locations."
9/30/20 - Chronology of Environmental Conditions Resulting in Required Environmental Mitigation that Decreases Property Value
To: Economic Development Coordinator, County of Santa Cruz;
From: Weber, Hayes & Associates (WHA)
- "Standard of care characterization sampling of a recently discovered chemical release has confirmed the source of the solvent contamination is from the adjoining property to the east where a dry cleaning business formerly operated (1600 Capitola Road ...)"
11/10/20 - Revised Affordable Housing and Property Disposition Agreement
County Board of Supervisors
Agenda item 7.2, pulled from the Consent Agenda
- "The revised Affordable Housing and Property Disposition Agreement (Revised AHPDA) for the disposition of the Capitola Road Commercial Site (Site) reflects changes to the original Affordable Housing and Property Disposition Agreement (Original AHPDA) approved on November 5, 2019 to address environmental contaminants discovered on the Site in January 2020. The project team has worked with County staff and the appropriate regulatory agencies to develop a mitigation plan that mitigates risks posed by the contamination and allows the project to be developed as planned; however, the sale price must be revised to reflect the required mitigation costs."
12/8/20 - Amendment to Exclusive Negotiation Agreement (ENA) with MidPen,
Consent Agenda Item 35:
- "Section II of the ENA shall be amended to extend the Negotiation Period to March 31, 2021."