23088_EAM_Dec Memo 2020.10.20

1
23088-19-060/EAM draft 2020.10.20
DECISION MEMORANDUM DATE: October 20, 2020 FROM: Carolyn Minnich

TO: BF Assessment File RE: Electrical Apparatus Machine & Company 1115 South Mint Street Charlotte, Mecklenburg County BF # 23088-19-060 Based on the following information, it has been determined that the above referenced site, whose intended use
is mixed-use development containing over 300 apartment units with ground floor retail space, parking, and open
space can be made suitable for such uses. The Prospective Developer is Golden Nugget Associates Owners, LLC. Introduction:
The Brownfields Property comprises one parcel ~2.264 acres (Mecklenburg Tax Parcel ID No. 07306426). The
redevelopment address is 1115 South Mint Street, Charlotte, Mecklenburg County. Current uses include an office building and parking lot. Redevelopment Plans:
Redevelopment includes a mid-rise apartment community in the “Gold District” of Charlotte’s South End.
Specifically, redevelopment plans include an eight story mixed use apartment community consisting of five levels of wood frame residential space over three levels of concrete podium (including parking, residential, and retail). The plan includes 304 units with associated amenities and ground floor retail. A vapor intrusion barrier and passive venting is proposed for redevelopment on the ground level. The following are site plans and
architectural renderings.

2
23088-19-060/EAM draft 2020.10.20
Site History: Initially, the Brownfields Property was 4 contiguous parcels with the following addresses: 308 West Carson Boulevard, 1115 & 1127 South Mint Street, and 308 West Palmer Street. In January 2020, the parcels were merged into one parcel and assigned a single address within Mecklenburg County Polaris System, 1115 South
Mint Street. The figure below shows the 4 parcels prior to being combined into one property. The parcel IDs were 07306426, 07306428, 07306429 and approximately 5,500 sq ft of 07306402. They have all been merged into parcel id 07306426. Historical Sanborn Maps of the Brownfields Property and immediate surrounding area indicate this area was developed as early as 1911 for residential use. It was a mixture of residential and commercial development in the early 1920s and mostly commercial and industrial from at least 1970s to the
present. 308 W Palmer Street Parcel has been developed since at least 1920. Most recently it contained three one-story commercial structures including a manufacturing/warehouse building constructed in 1920. The most recent tenant on the parcel was Electrical Apparatus Machine & Company (EAM). EAM specialized in machining,
fabricating and repairing alternating current (AC) rotors. The building contained office and warehouse space. The warehouse included lathes, welding, shearing, milling, laser equipment, foundry sand & furnace, chop saw, room for caustic/corrosive operations and a hazardous materials storage area. Prior to EAM, this portion of the property contained a furniture manufacturer and beverage company from at least 1920 to 1983.

1115 S Mint Street Parcel had a one story warehouse building constructed in 1981 and demolished in 2020. This was previously occupied by Edge Wood Finishing; they specialized in custom furniture woodworking and assembly. The interior was office and warehouse space with raw lumber, several cutting machines and products.

1127 S Mint Street Parcel had a one story vacant office building constructed in 1987 and large open area. The office building was used by Speedee Prints for various personal items and storage. Printing operations were not conducted on the Brownfields Property.
3
23088-19-060/EAM draft 2020.10.20
308 West Carson consisted of an asphalt paved oval track and concrete paved parking, grass coved and
landscape areas and partially wooded land. This parcel was used mainly for parking and pre-game tailgating for events at the Bank of America Stadium. Previously, this portion of the Brownfields Property was occupied by residence, a welding shop and a laundry service from at least 1929 to 1976, and was cleared land from 1976 to 2006.

4
23088-19-060/EAM draft 2020.10.20
Potential Receptors:
Potential receptors are: construction workers, on-site workers, future residents, visitors, animals (dog park), and trespassers. Contaminated Media:
DEQ has evaluated data collected from the following media at the subject property: groundwater, soil, and
vapor. DEQ relies on the following data to base its conclusions regarding the subject property and its suitability for its intended reuse. Soil
Soil impacts on the Brownfields Property are minimal. Soil characterization for sampling was conducted
for export approval of approximately 20,000 cubic yards of soil. The soil was approved on June 24, 2020 to be exported to Matheson Ave Brownfields Properties (23015-19-060 & 22042-18-060). Soil samples were analyzed for volatile organic compounds (VOCs), semi-VOCs (SVOCs), RCRA metals,
and hexavalent chromium. Total arsenic and total chromium were detected on the Brownfields Property and
assumed to be naturally occurring background concentrations. Hexavalent Chromium was analyzed in a portion of the soil samples; one sample exceed the limit for IHSB Residential Preliminary Soil Remediation Goals (PSRGs) of 0.31 mg/kg detected at 0.348 J mg/kg in soil boring SB-5.
Groundwater
Two rounds of groundwater samples were collected on the Brownfields Property in August 2019 and May 2020. Groundwater samples were collected from one temporary well and three permanent monitoring wells, referenced as TMW-1, MW-1, MW-2, and MW-3. Groundwater flow is to the north toward S Mint Street. The groundwater impacts are minor with chlorinated VOCs and metals detected above laboratory detection
limits but below 2L standards. Carbon tetrachloride concentrations were detected above 2 L Standards (0.3
µg/L) in TMW-1 and MW-1, 0.87J and 0.95J µg/L respectively.
Surface Water Surface water is not located on the Brownfields Property.

Soil Gas In June 2019, two soil gas samples were collected on the Brownfields Property. Soil Gas points were installed adjacent to the soil borings and monitoring well locations. Soil gas points SG-1 and SG-2 focused on 308 W Palmer Street for assessment. Soil Gas Point SG-1 was installed within the former chemical
storage room and Soil Gas Point SG-2 was installed within the former machining operations area. In July
2019, three additional soil gas points were installed and samples collected to assess additional portions of the Brownfields Property. Tetrachloroethylene (PCE) was detected in all five samples and exceeded the residential standard of 300
µg/m3 in SG-1 and SG-2, at 300 µg/m3 and 1300 µg/m3 respectively. 1,3-Butadine was detected and
exceeded the residential standard of 14 µg/m3, the range above standards was 77-340 µg/m3. No exceedances of non-residential soil gas screening levels were reported. No additional assessment is required based on the redevelopment plans submitted. A vapor intrusion barrier and passive venting are proposed by the Prospective Developer and is currently under DEQ review.

Sub-Slab Vapor
5
23088-19-060/EAM draft 2020.10.20
New structures are proposed for redevelopment plans. No sub-slab samples were collected. The existing
structures were demolished in the summer of 2020.
Indoor Air New structures are proposed for redevelopment plans. No indoor air samples were collected.
Risk Calculations Risk calculations were performed using the most recent DEQ Risk Calculator https://deq.nc.gov/permits-rules/risk-based-remediation/risk-evaluation-resources. The DEQ Risk Calculator dated December 2019 was used to evaluate various scenarios for the Entire Site.

The risk calculations indicated the following based on available data, including the following media: groundwater, residual soil (based on confirmatory soil data), and soil gas.
The overall environmental impacts are low on the Brownfields Property. The Prospective Developer has agreed
to install a vapor intrusion barrier and passive venting system.
6
23088-19-060/EAM draft 2020.10.20

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
• EMP required prior to redevelopment
• Annual development summary report required
• No use of known contaminates on the BF Property
• DEQ shall not be denied access
• Deed conveyance of Notice
• Maintenance of future monitoring wells as needed to remain on site
• LURU submittal