23035_Theron_Dec Memo_20200124

23035-19-060/Theron Properties
DECISION MEMORANDUM
DATE: March 4, 2020
FROM: Carolyn Minnich TO: BF Assessment File

RE: Theron Properties 431, 500, 508 Charles Ave Charlotte, Mecklenburg County BF No. 23035-19-060

Based on the following information, it has been determined that the above referenced site, whose intended use is for no uses other than high density residential, retail, office, hotel, warehousing, recreational, open space, parking, restaurant, brewery or food production facility and, subject to DEQ’s prior written approval, other commercial uses,
can be made suitable for such uses.
Introduction: The Theron Properties Brownfields footprint is approximately 0.533 acres and was formerly owned by Theron M. Ross and Christina M. Welch. The Brownfields Property
adjoins the Former Chadbourn Mills Brownfields Property (NC Brownfields Project No.
20086-16-060). The former Chadbourn Mills Notice of Brownfields Property was recorded on September 1, 2017 at the Mecklenburg County Register of Deeds in Book 32090 Page 679 and
Associated Plat Book 61 Page 775.
The brownfields property is surrounded by land in commercial, industrial, and residential use. Bordered to the North is Charles Ave and residential uses, to the south by land used for commercial, industrial, and residential uses, to the east by N Davidson Street and to
the west by former Chadbourn Mill. The Charlotte Area Transit (CATs) Lynx Light Rail
Blue Line is one block north of the Brownfields Property Redevelopment Plans: On April 3, 2019, Prospective Developer purchased a portion of the Former Chadbourn
Mills Brownfields Property from Faison-Chadbourn Mill, LLC. Approximately 4.167
acres of the 5.75 acre Chadbourn Mills Brownfields Property Footprint was sold to CUSA N. C. Holdings, L.P. The Prospective Developer will simultaneously redevelop the subject 0.533-acre Theron property and the 4.167-acre portion of the adjoining Chadbourn brownfields property. Redevelopment is for mixed use purposes that may
potentially include high density residential, retail, office, hotel, recreational, open space,
parking, restaurant, brewery or food production facility, entertainment, amenity space, and, subject to DEQ’s prior written approval, other commercial uses.
23035-19-060/Theron Properties
In the spring of 2019, the Mecklenburg County Tax ID updated and changed the parcel IDs for two of the parcels in this Brownfields Property footprint. 500 and 508 Charles
Avenue parcel is now one ~4 acres parcel and 431 Charles Ave parcel is now ~0.5 acres.
Site History: 431 Charles Ave parcel currently consists of vacant undeveloped land. It was initially
developed as residences in late the 1920s to early 1970s. Then it was razed as part of the
Matheson Avenue roadway construction project. It has been vacant since that roadway project. 500 and 508 Charles Ave parcel has three structures. It was most recently developed
with an ~1400 sq ft single family residence constructed in the western portion of the
parcel in the early 1920s. The eastern portion of the southern parcel was developed with an ~2500 sq ft one story light industrial warehouse building with initial construction in early 1950s. The central portion of the southern parcel is developed with ~2900 sq ft one story light industrial warehouse constructed in 1970s.

Historical uses include office and storage warehouse, book binding and printing operations, art studio, blacksmithing, antique furniture and kitchen cabinetry refinishing. All structures are slated to be demolished for redevelopment.
Former Chadbourn Mill was developed as early as 1930s along N. Brevard Street and
Jordan Place. It grew through the years with several additions to the mill including a dyehouse, machine shop, and a free standing boiler building. Additional residences and Chadbourn Mill support buildings were constructed in early 1950s and were razed in the 1970s.

Potential Receptors: Potential receptors are: construction workers, on-site workers, future residences, visitors, animals (dog park/farm animals), and trespassers.
Contaminated Media:
DEQ has evaluated data collected from the following media at the subject property: soil groundwater, and soil vapor. DEQ relies on the following data to base its conclusions regarding the subject property and its suitability for its intended reuse.
Soil
Low levels of metals were detected in the soil, specifically arsenic and hexavalent chromium. Arsenic concentrations exceeded the residential PSRG of 0.68 mg/kg. Detections ranged from 1.71 to 3.21 mg/kg. Total chromium and hexavalent chromium were analyzed. Hexavalent Chromium concentrations exceeded the residential PSRG of
0.31 mg/kg. J Flag detections ranged from 0.382 to 0.639mg/kg. The levels are
consistent with concentrations observed in the surrounding area and are considered to be naturally occurring. However, for worst case scenario chrome data were included in the risk calculator.
23035-19-060/Theron Properties
Groundwater Three temporary monitoring wells were installed in February 2019. No volatile organic
compounds or semi-volatile organic compounds were detected. A few metal
concentrations were detected and only chromium exceed the 2L standard of 10 mg/L with a detection of 16.7 mg/L. Previous assessment work on the adjacent former Chadbourn Mills Brownfields Property indicate groundwater flow is expected to mimic topography and flow to the north-northwest, away from the Theron property. Therefore, impacts
from former Chadbourn Mills Brownfields Property to Theron Property appear low and
not likely. Surface Water Surface water is not located on the site.

Vapor In February 2016, two sub-slab soil gas samples were collected and two soil gas samples. However, the existing structure will be demolished, and new buildings constructed. Several compounds were detected above method detection limits, but none exceed
screening levels. In September 2019, an additional fourteen soil gas samples were
installed and collected. The vapor assessment included the Theron Property Brownfields Property and Chadbourn Mill Brownfields Property. The Theron Property included one soil gas sample and no detections were reported in that sample.
Indoor Air
No indoor air samples were collected. The existing structure will be demolished, and new buildings constructed. Risk Calculations
The DEQ Risk Calculator was developed to evaluate the risk of multiple contaminants
and multiple exposure routes associated with contaminated environmental media at a site. The risk evaluation procedures, equations, and default parameters used to create the calculator follow the current USEP risk assessment guidance. The DEQ Risk Calculator dated May 2019 was used to evaluate in risk for the entire property with worst case data.
The risk calculations indicated the following based on available data, including the
following media: groundwater, soil, soil gas, and indoor air. The results of the risk calculator with hypothetical worst-case scenario indicate no risk for redevelopment with soil, groundwater or vapor.

23035-19-060/Theron Properties

Required Land Use Restrictions: Based on the site-specific data provided to the Brownfield program, the site reuse is suitable for the site as long as the agreed upon land use restrictions in the BFA are abided by.

• No groundwater usage
• No soil disturbance without DEQ approval
• Soil may not be removed from or soil imported without DEQ approval
• Standard VI
• EMP required prior to redevelopment
• Annual development summary report required
• DEQ shall not be denied access
• Deed conveyance of Notice
• No use of known contaminates on the BF Property
• Maintenance of future monitoring wells as needed to remain on site
• LURU submittal