19059_Stork Rotary Dec Memo 2021.01.21

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January 22, 2021
DECISION MEMORANDUM FROM: Carolyn Minnich
TO: BF Assessment File RE: Stork Rotary, former RFRU, RN 3201 Rotary Drive, Charlotte, Mecklenburg County Brownfields Project No. 19059-15-060
Based on the following information, it has been determined that the above referenced site, whose redevelopment plans for the property include: office, retail, industrial, warehousing and subject to DEQ’s prior written approval, other commercial uses, can be made suitable for such uses.
Introduction: The property comprises an approximately 7-acre parcel that is the site of the former SPGPrints America Facility (SPGPrints). The brownfields property address is 3201 Rotary Drive in Charlotte, North Carolina (Mecklenburg County Tax Parcel
Identification Number 04501312). Adjoining this Brownfields Property to the west is 3001 Boxmeer Drive formerly owned by Stork Prints America, Inc. and currently owned by 3001 Boxmeer, LLC (the subject of N.C. Brownfields Project No. 19051-15-060). The environmental reports include
information on both parcels and were reviewed jointly to provide the best overview of the area. Building 2 is located on Rotary Drive Brownfields Property. Redevelopment Plans:
In August 2015, SPGPrints submitted a Ready for Reuse Brownfields Property
Application as a Proxy Prospective Developer. In September 2016, the initial public comment period was completed for the Ready for Reuse Draft Notice of Brownfields Property. In October 2020, a viable Prospective Developer, No Bull Properties, LLC, submitted a revised Brownfields Property Application and was issued a Letter of
Eligibility on November 20, 2020. Redevelopment plans did not change between
September 2016 and the revised application submitted in 2020. They include office, retail, industrial, warehousing, and subject to DEQ’s prior written approval, other commercial use.
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Site History: In 1968, Building 2 was constructed at approximately 48,800 square feet. Surrounding the building are paved parking, loading dock, grass area, and storage tent along the north side of the building. The building has office space, a small production area, and a
warehouse area. The ventilation system in Building 2 is roof-mounted HVAC. The return air source is predominately indoor air and according to environmental reports, there is no positive building pressure. The warehouse area is heated with ceiling mounted radiant heaters.
The historical records list the following uses: 1938 agricultural use 1951-1956 aerial depicts fields overgrown.
1966-1968 aerial depicts northern wooded and southern undeveloped cleared land I-85 is visible on this aerial 1975-1983 Storage yard north of existing building was originally much smaller. During this time, the site operated as a diesel engine/truck
repair facility. Covington Diesel, Inc. operated as an engine/truck repair facility and as a truck garage. Mid 1980s Stork purchased the site. The building was expanded with more office space, and storage tent erected.

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City Directory listing
2012 American Monforts, GSE Dispensing, Stork Prints America Inc. 2007 American Monforts 2005 American Monforts, Stork Prints America, Inc., Stork Sleeves, Tract
The current use is warehouse, office building and packaging activities. In addition, some fabrication of mesh screens is taking place by the printing industry offices in the western portion of the building. In 1985, SPGPrints purchased the Property from Covington Diesel. SPGPrints expanded
the building with more office space, storage and erected a white hard face tent on the northern side of the building. SPGPrints also operated on the adjacent parcel from 1976 until 2015. The two properties were considered one campus, building 1 was on 3001 Boxmeer and Building 2 was on 3201 Rotary Drive. There were no fences or marking to indicate moving between the parcels. The majority of the environmental work has been
completed on the Boxmeer Brownfields Property, located at 3001 Boxmeer Drive Property. The primary production on the 3201 Rotary Brownfields Property was producing nickel sleeves involving the operation of nickel plating baths. Other key activities include production of mandrels and rollers which involved the operation of copper and
chromium plating baths. During SPGPrints ownership, SEAMEX polymer production started at Building 1 (adjacent parcel) and was moved to Building 2. The solvent storage and mixing activities were located outside Building 2 to the north. The SEAMEX process included the use of solvents such as tetrachloroethylene (PCE) and trichloroethylene (TCE). SEAMEX
polymer production activities ceased on the Property in 1990. Current operations include office, warehouse, and packaging activities, plus some fabrication of mesh screens used by the printing industry in the western portion of the building. GSE Dispensing has been a building tenant for approximately ten years, and sells color kitchens and dispensing equipment but has not performed any production at
the Property. American Monforts was a former tenant that maintained a sales office and parts distribution at the Property before terminating its lease. SPGPrints America Inc. has operated under the following legal names: Stork Prints America, Inc., Stork Screens America, Inc. and Stork Inter-America Corporation. In December 2014, Veco US Incorporated merged into SPGPrints America and maintains
a sales office at the Property. Potential Receptors: Workers (office/construction/outdoor/indoor) or trespassers

Contaminated Media: DEQ has evaluated data collected from the following media at the subject property: soil, groundwater and vapor. DEQ relies on the following data to base its conclusions regarding the subject property and its suitability for its intended reuse.

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Soil The Brownfields Property has minor soil impacts from metals with only arsenic concentrations exceeding state standards. Arsenic detections on the Property range from 2.3-10 mg/kg.

Total chromium concentrations detected in surficial soil samples collected in August 2020 in HA-1 and HA-3 were 68.6 mg/kg and 37.2 mg/kg, respectively. The chromium analysis in 2020 was not speciated. Background soil samples were collected on the Brownfields Property in October 2015 and included trivalent and hexavalent analysis.
Concentrations for hexavalent chromium in the two samples, BGM-1 and BGM-2, were
listed as below reporting limits on the laboratory analytical report. The reporting limit for BGM-1 was 1.34 mg/kg and the method detection limit was 0.778 mg/kg and BGM-2 was 1.20 mg/kg and the method detection limit was 0.694 mg/kg.
The following were detected on the Brownfields Property in 2006 but do NOT exceed
state standards: barium, cadmium, chromium, lead, mercury, nickel, selenium, and zinc. In 2006, one VOC, 2-Butanone (methyl ethyl ketone) was detected at a concentration above laboratory detection limits, but the detection was below state standards. No VOCs were detected in the August 2020 soil sampling event.

Groundwater Tetrachloroethylene (PCE) and Trichloroethylene (TCE) are present in the groundwater at concentrations that exceed 2L standards. The highest concentrations were detected in groundwater sampling location GP3, in the northeast corner of the building. Detected
concentrations in samples from GP3 also exceed the groundwater to indoor air screening
levels. TCE was detected in groundwater, but the concentrations are not above screening levels in sub-slab and concentrations are below laboratory detection limits for indoor air. More information below on vapor analysis.
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Vapor
No exterior vapor sampling has been conducted. Sub-Slab Vapor Three rounds of sub-slab sampling event have occurred on the Brownfields Property to
date. They occurred on December 27, 2013, October 15, 2015, and September 22, 2020. In 2013 and 2015, eight sub slab sampling points were installed. Vapor samples were collected and analyzed via TO-15 method analyzing for tetrachloroethylene and trichloroethylene only and concentrations exceeded the non-residential use screening
values. Indoor air samples were collected in 2015 and 2016, see section below for more details. In September 2020, eight sub-slab vapor monitoring points were installed by GeoScience Group. These points were installed near previous assessment points and given the same
identification numbers. The September 2020 sub-slab samples were collected and analyzed via TO-15 Method for the full list of constituents. The following compounds were detected in sub-slab sampling in 2020: acetone, benzene, bromodichloromethane, carbon disulfide,
chloroform, chloromethane, cyclohexanone, dibromochloromethane, ethanol, ethylbenzene, 4-ethyltoulene, trichlorofluoromethane, dichlorodifluoromethane, n-hexane, cumene, methylene chloride, methyl ethyl ketone, naphthalene, tetrachloroethylene, toluene, 1,1,2-trichloro-1,2,2-trifluoroethane, trichloroethylene, 1,1,2-trichloroethane, 1,2,4-trimethylbenzene, 1,3,5-trimethylbenzene, and total xylenes.
The highest concentrations were detected at sample point V-5. The concentrations of PCE at V-5 (4,160 µg/m3) exceed the non-residential vapor screening level (3,500 µg/m3). No other compounds were detected at concentrations that exceed the current
(February 2019) soil gas screening levels for non-residential use. Sample point V-5 was
collected in storage room off the main warehouse area. See the site plan figure above for approximate location. Indoor Air
In late 2015 and early 2016, the following compounds were detected in the indoor air
samples: acetone, benzene, chloromethane, 1,4-dichlorobenzene, ethyl acetate, ethylbenzene, dichlorodifluoromethane, n-Heptane, n-Hexane, methylene chloride, 2-butane, propene, PCE, toluene, 1,2,4-trimethylbenzene, vinyl acetate, and total xylenes.
In 2015, the following products were being used in the production facility near V-5, Air
4/4A and Air 5/5A. SCR-30, contains methylene chloride (dechloromethane).
Pharmaflex Bondite II White, Uline S-249 Tan Maskout, contain liquefied petroleum gas hydrocarbon propellant, aliphatic petroleum distillates and solvent naphtha-petroleum light aromatic components, which is likely the source of 1,2,4-trimethylbenzene and
xylenes.
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Indoor air non-residential screening levels were exceeded for the following compounds: 1,4-dichlorobenzene, ethylbenzene, methyl chloride, and total xylenes. As stated above, when the indoor air samples were collected in 2015/2016, manufacturing operations included using products with methylene chloride, and 1,2,4-trimethylbenzene. These compounds were not detected or had very low concentrations in groundwater or sub-slab.
In 2015, they were not included in the risk calculation because they are part of the operations and not considered an environmental contaminant. Methylene Chloride and total xylenes were detected in the sub-slab concentrations but an order of magnitude below the screening level.
No PCE or TCE was detected above indoor air screening levels. PCE detection ranged from 1.4 to 4.2 µg/m3 and the screening level is 35 µg/m3 Risk Calculations
2015: Before the DWM Risk Calculator, DEQ Brownfields Program used an Excel worksheet provided by Sandy Mort, NCDEQ Industrial Hygienist to assist with decision making. The risk calculations indicated the following based on available data, including the following media: groundwater, residual soil (based on confirmatory soil data), soil gas, indoor air, and fill soil samples:
From: Mort, Sandra L Sent: Tuesday, June 14, 2016 2:09 PM To: Minnich, Carolyn <[e-mail]> Subject: Stork-Rotary Boxmeer site risk review
Risk evaluation summary: The maximum detected VOC concentrations for soil gas samples collected under building #2 in Dec. 2015 did not indicate indoor air risks (detected VOCs < screening levels). SDS forms provided for chemical mixtures used in the production area located near the
V-5 sample location indicates these production chemicals include methylene chloride and
petroleum hydrocarbons, which would include trimethylbenzene and xylenes. There were no xylenes or methylene chloride detections in the soils of building 2 since 1994. No VOCs were detected in Dec. 2013 groundwater samples collected for building #2. Maximum detected indoor air concentrations for building #2 w/ no contributions
included for trimethylbenzene, xylenes or methylene chloride indicate a cumulative
inhalation risk for a commercial exposure scenario of 4.0e-05 cancer and 0.37 HI, within DWM cumulative risk criteria for commercial exposure. ________________________________________
Sandy Mort Environmental Toxicologist / Risk Assessor Division of Waste Management – Hazardous Waste & Brownfields NC Department of Environmental Quality
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In 2020, after collecting additional sub-slab vapor data, risk calculations were again
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 July 2020 was used to evaluate various scenarios for the Entire Site.
The highest concentrations for all compounds detected during the September 2020 sub-
slab sampling event were included in the risk calculator. No compounds were excluded. The indoor air sampling data from January 30, 2016 was also included. The concentrations for methylene chloride and 1,2,4-trimethylbenzene were excluded based on the same reasoning in 2016. NC Brownfields Program has confirmed with current
property owner they are no longer using these products and no printing or screening
operations are conducted on the Brownfields Property. 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.

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Surface Water No surface water on the Brownfields Property. Required Land Use Restrictions:

Based on the site-specific data provided to the Brownfield program, the Brownfields Property is suitable for the proposed reuses as long as the agreed upon land use restrictions in the BFA are abided by.
• No groundwater usage without DEQ approval
• 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 enclosed building may be occupied without DEQ written approval of vapor intrusion data evaluation or mitigation.
• No use of known contaminates on the BF Property
• DEQ or remediating parties shall not be denied access for assessment/remediation
• Deed conveyance of Notice
• Maintenance of future monitoring wells as needed to remain on site
• Building slab inspection and notice to DEQ for improvments
• LURU submittal