HomeMy WebLinkAbout25026 Clawson Radiator Decision Memorandum 202211181
Clawson Radiator II/25026-21-060/20221118
DECISION MEMORANDUM
DATE: November 18, 2022
FROM: Bill Schmithorst
TO: BF Assessment File
RE: Clawson Radiator II
1600 and 1614 Camden Road and 109, 115, and
Unnumbered West Park Ave.
Charlotte, Mecklenburg County
BF # 25016-21-060
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, office,
restaurant, retail, parking, and with DEQ approval, other commercial uses, can be made
suitable for such uses.
Introduction:
The Brownfields Property is located at 1600 and 1614 Camden Road and 109, 115, and
unnumbered West Park Avenue in Charlotte, Mecklenburg County, North Carolina and
identified by the Mecklenburg County GIS as Parcel Identification Numbers (PINs)
12306123, 12306112, 12306111, 12306109, and 12306110 totaling approximately 0.86
acres of land located in a mixed commercial and residential area. The portion of the
Brownfields Property comprising PIN 12306110 is subject to the Camden Road
Brownfields Agreement (Brownfields Project No. 07018-03-60).
Address Parcel Identification Number
1600 Camden Road 12306110
1614 Camden Road 12306109
109 W Park Ave. 12306111
115 W. Park Ave. 12306112
Unnumbered W. Park Ave. 12306123
The Brownfields Property is developed with a single-story approximate 3,600 square foot
restaurant building that was constructed in 1940 and a two-story, approximate 6,947
square foot office building that was constructed in 2004.
Redevelopment Plans:
South End Land Manager LLC plans to redevelop the property for mixed-use including
high-density residential, retail, restaurant, office, parking, and other commercial uses.
The existing buildings will be razed. The PD intends to install a vapor mitigation system
in the new building. The proposed construction of the building includes commercial uses
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on the ground floor, followed by several floors of parking, with residential uses above. In
addition, the PD intends to supersede the Camden Road Brownfields Agreement in its
entirety, with the proposed Clawson Radiator II Brownfields Agreement.
Site History:
The Brownfields Property was developed with residences and retail shops from at least
1929 until the mid-2000s. The northeastern portion of the Brownfields Property (PIN
12306110) was formerly occupied by a gasoline fueling station from at least the 1920's
through the 1950's. In the 1950's, this portion of the Brownfields Property was occupied
by City Tire, an automotive repair facility. An automotive repair facility continued to
operate on the parcel until the 1990s. Three underground storage tanks (USTs) were
removed from the parcel in 2003 (NC DEQ UST Incident # 27581). The NC DEQ UST
Section issued a No Further Action Letter for the parcel on October 21, 2003. The parcel
was later redeveloped in 2004 with an approximate 6,947 square foot multi-tenant office
building under a Brownfields Agreement (Camden Road Brownfields Project ID #
07018-03-060).
An approximate 3,600 square foot restaurant building was constructed in 1940
on the southern portion of the subject property (PIN 12306109). The remaining portions
of the Brownfields Property were redeveloped into a parking lot.
The West Kingston Brownfields Property (BP#16003-12-060) is located adjacent and
west of the Brownfields Property, and the C.C. Dickson Brownfields Property (BP
#02009-98-060) is located across Camden Road to the east of the Brownfields Property.
An Inactive Hazardous Sites Branch site, Clawson Radiator (NONCD0002845), is
located across West Park Avenue to the north of the Brownfields Property.
Environmental Assessments
Brownfields environmental assessment activities, including soil and groundwater
sampling, were completed at Brownfields Property PIN #12306110 in July 2003,
September 2003, and November 2004. Results from the environmental assessment
activities indicated that petroleum hydrocarbon constituents exceeded North Carolina 2L
Groundwater Quality Standards and were the primary contaminants of concern detected
at the property. The environmental sampling results exceeding applicable standards were
included in Exhibit B of the Camden Road Brownfields Agreement.
An environmental assessment was conducted at the Brownfields Property on April 12,
2021 for due diligence purposes, and included a ground penetrating radar (GPR) survey
and collection of four groundwater samples. The GPR survey was conducted in the area
of a potential UST vent pipe observed during the Phase I ESA site reconnaissance. The
results of the GPR survey did not indicate evidence of a previously unknown UST.
Laboratory results indicated that low concentrations of VOCs were detected above 2L
Groundwater Quality Standards.
A Brownfields Environmental Assessment was conducted in December 2021, in
accordance with an DEQ-approved work plan. The assessment activities included soil,
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groundwater, exterior soil gas, and sub-slab soil vapor sampling. The following samples
were collected: three temporary groundwater monitoring wells were installed and
sampled for the laboratory analysis of volatile organic compounds (VOCs), semi-volatile
organic compounds (SVOCs) and RCRA metals; nine subsurface soil samples analyzed
for VOCs, SVOCs, RCRA metals, and hexavalent chromium; and five exterior soil gas
and two sub-slab soil gas samples were collected for the analysis of VOCs. Laboratory
results indicated that groundwater, soil, and exterior soil gas samples exceeded applicable
criteria, primarily for petroleum compounds. The depth to groundwater was measured at
approximately 11 feet below ground surface and the groundwater flow direction was
estimated to be to the south.
Potential Receptors:
Potential receptors are: construction workers, on-site workers, and future residents. A
Brownfields Receptor Survey was submitted in February 2022. No water supply wells are
located within 1,500 feet of the Brownfields Property.
Contaminated Media:
DEQ has evaluated data collected from the following media at the subject property: soil,
groundwater, exterior soil gas, and sub-slab soil gas. DEQ relies on the following data to
base its conclusions regarding the subject property and its suitability for its intended
reuse. A detailed list of environmental data exceeding applicable screening levels is
provided in Exhibit 2 of the Brownfields Agreement.
Soil
VOCs and SVOCs were detected in subsurface soil above Residential PSRGs.
Arsenic, hexavalent chromium and lead were detected in subsurface soil above
Residential PSRGs.
Groundwater
VOCs were detected in groundwater above 2L Groundwater Quality Standards,
including benzene, 1,2-dichloroethane, naphthalene, and tetrachloroethylene.
Surface Water
Surface water is not present on the Brownfields Property.
Exterior Soil Gas
Petroleum hydrocarbon-related VOCs were detected in exterior soil gas above
Residential VISLs.
Trichloroethylene was detected at a concentration of 1.1 μg/m3 in sample SG-1,
which is below the Residential VISL.
Sub-Slab Vapor
No VOCs were detected above Residential VISLs.
VOCs with no established screening levels were detected.
Trichloroethylene was not detected.
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Indoor Air
Indoor air samples were not collected because the existing buildings are being
demolished for property redevelopment.
Risk Calculations
Risk calculations were performed using the January 2022 DEQ Risk Calculator.
Laboratory data from the soil, groundwater, sub-slab soil gas, and exterior soil gas
samples with the highest site wide contaminant concentrations were used in the risk
calculator for those environmental media.
Risk for Individual Pathways Output Form 1A
Version Date: January 2022
Basis: November 2021 EPA RSL Table
Site ID: 25026-21-060
Exposure Unit ID: GW, Soil Gas, Soil
Receptor Pathway
Carcinogenic
Risk Hazard Index Risk exceeded?
Soil 3.8E-05 1.7E+00 YES
Groundwater Use* 1.5E-03 2.1E+01 YES
Soil 7.6E-06 1.5E-01 NO
Groundwater Use* 3.6E-04 4.6E+00 YES
Construction Worker Soil 1.6E-06 7.2E-01 NO
Soil 1.7E-05 8.3E-01 NO
Surface Water* NC NC NC
Receptor Pathway
Carcinogenic
Risk Hazard Index Risk exceeded?
Groundwater to Indoor Air 4.2E-04 4.9E+00 YES
Soil Gas to Indoor Air 2.4E-03 6.6E+01 YES
Indoor Air 0.0E+00 0.0E+00 NO
Groundwater to Indoor Air 9.7E-05 1.2E+00 YES
Soil Gas to Indoor Air 1.8E-04 5.2E+00 YES
Indoor Air 0.0E+00 0.0E+00 NO
VAPOR INTRUSION CALCULATORS
Resident
Non-Residential Worker
DIRECT CONTACT SOIL AND WATER CALCULATORS
Resident
Non-Residential Worker
Recreator/Trespasser
The risk calculations indicated the following based on available data, including the
following media: groundwater, soil, exterior soil gas, and sub-slab soil vapor. Results
from the risk evaluation indicate that residential risk indices were exceeded for soil gas
and groundwater to indoor air due to elevated concentrations of petroleum compounds in
exterior soil gas and groundwater. A Vapor Intrusion Mitigation Plan will be required to
address subsurface VOCs that could potentially impact indoor air quality. An
Environmental Management Plan (EMP), approved by DEQ, will be required before the
start of soil grading or excavation activities to prevent exposure to site workers from
unacceptable levels of contaminants, and to manage the safe handling and disposal of
potentially contaminated materials during construction. In addition, final grade sampling
of exposed shallow soil will be required. Groundwater use will be prohibited through
land use restrictions.
Required Land Use Restrictions:
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The standard land use restrictions including land use, Environmental Management Plan
and reporting requirements, prohibition on groundwater use, soil restrictions, the need for
vapor intrusion mitigation in certain areas, access, final grade sampling of exposed soil,
notification, and prohibition on the use of known contaminants, and the annual land use
update obligation are required for this Brownfields Agreement.
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.
Property Management Issues
Environmental Management Plan
Vapor Intrusion Mitigation Plan
Final Grade Soil Sampling