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Home My WebLink About26077 - Pattons Facility - Kick-Off Meeting PresentationRedevelopment Now Kick-Off Meeting Former Pattons Facility 3119, 3127, 3201, 3205, 3207, 3209, and 3215 South Boulevard and 3232/3234 Weston Street Charlotte, Mecklenburg County BF Project No. 26077-22-060 Monday, March 27, 2023 Site Site Location •Approximately 2 miles southeast of Uptown Charlotte •Located along the Lynx Blue Line between Scaleybark and New Bern Stations •Rapidly densifying LoSoneighborhood Site Location and Current Uses •2 parcels of land •Collectively total approximately 2.9 acres •Anchor Parcel •asphalt and concrete-paved parking areas •concrete building slabs •buildings demolished by former property owner in early 2023 (prior to PD ownership) •Southern Site Parcel •vacant duplex •Surrounding Properties •residential •commercial retail/officeN Former Press Club Cleaners BPN 25101-21-060 Radio Center BPN 19072-15-060 Former Pattons Facility BPN 26077-22-060 Site History and Development Brownfields Property •Late 1930s -Developed with four residences and associated ancillary structures •1945 –Initial development associated with the Pattons facility constructed in the eastern portion of the Site •1951 –Duplex constructed on the southern Site parcel •1960 through 1990s –Pattons operations expanded east along South Boulevard with other commercial uses in the 1960s •2020 –Pattons operations ceased and vacated the property in 2021-2022 1938 Aerial Photograph 2017 Aerial Photograph 1965 Aerial Photograph Historical Site Occupants 3119 South Boulevard •Tidewater Oil Co. (1953)•Tire recapping facility (late 1950s-1960s) 3127 South Boulevard •Queen City Tire Co. (1959)•various retailers (1959 –mid-1960s) 3201 South Boulevard •Dixie Wile Meat Co. (1949) •Novelty Manufacturing & Sales (1949)•Pattons / Air Compressors Inc. (1969-2020) 3205 South Boulevard •Universal Winding Co. (1959)•Pattons / Air Compressors Inc. (1969-2020) 1963 Sanborn Map RCRA CESQG –NCD981861164 1980s and 1990s -Pattons used mineral spirits to clean air compressor parts. Waste materials were disposed off-Site by Safety Kleen Non-Generator in September 2021 No RCRA compliance violations or release incidents LUST Incident No. 40296 1960s –Pattons installed one 2,000-gallon gasoline UST Early 1970s –Pattons installed one 6,000-gallon gasoline and two 4,000-gallon gasoline USTs June 1988 –All four USTs removed January 2013 –Phase II ESA •Northern UST Basin –TPH-GRO 19 mg/kg •Southern UST Basin –TPH-GRO up to 1,100 mg/kg LSA Sample Analysis (October 2014) •Northern UST Basin o VOC and VPH < MSCCs o Naphthalene and C9-C10 aromatics above the 2L Standards •Southern UST Bain o VOC and VPH above Soil-to-Groundwater MSCCs, but below Residential and Commercial/Industrial MSCCs o Benzene, naphthalene, 1,2,4-trimethylbenzene, total xylenes, C5-C8 aliphatics, and C9-C10 aromatics above 2L Standards December 16, 2019 –UST Section NFA Letter •NORP recorded on deed states groundwater is not suitable for water supply •NORP will be superseded through Brownfields process Obtained from Limited Site Assessment prepared by H&H dated October 20, 2014. N Impacts Near Duplex in Southeast Corner of Site Press Club Cleaners DSCA#DC600090 located approximately 350 ft southwest of the Site. Drycleaning operations from 1945-2021 Entered the DSCA Program in 2016 Brownfields Project No. 25101-21-060 Groundwater –December 2020 •PCE, TCE, 1,2-DCA, and IPE in MW-5 just west of duplex parcel above 2L Standards •MW-5 abandoned in December 2020 Exterior Soil Gas –October 2017 (over 5 years ago) •PCE (up to 73,000 µg/m3) •TCE (up to 16,000 µg/m3) Duplex Crawlspace Air –December 2017 •PCE (6.3 µg/m3) below Residential IASLs •PCE (3.8 µg/m3) also detected in background air sample •LICR and HI within DEQ-acceptable levels •No Vapor Intrusion Action Needed Per DSCA Previous Assessments –2022 H&H Phase I ESA Findings REC •Documented CVOCs in groundwater on adjacent and cross-gradient properties and in soil gas samples collected from the southern Site parcel CREC •NFA on LUST Incident No. 40296N Preliminary Redevelopment Plan Lower Level Floor Plan Site Plans prepared by Axiom Architecture dated November 30, 2022. •Grade lower to southeast allows for ground entry into lower level units •Slab on grade apartment units to southeast •Mostly podium construction with parking garage on grade with apartments above Level 1 Floor Plan Phase II ESA –Scope of Work Receptor Survey VOCs, Semi-VOCs, RCRA Metals, Hex Cr Soil SamplingFormer caustic degreaser and oil storage areaFormer UST basinsFormer wash padProposed areas of disturbance Site-Wide Groundwater Sampling Exterior and Sub-Slab Soil Gas Sampling Receptor Survey No water supply wells •Former on-Site WSW abandoned in 1960s •Consistent with Phase I LSA Unnamed tributary of Little Hope Creek approximately 1,300 ft southeast N Assessment Activities N Soil Sampling General Site Characterization •Five (5) samples collected •VOCs detected above MDLs, but below the DEQ Residential PSRGs •SVOCs <MDLs •Metals consistent with naturally occurring background levels and below the DEQ PSRGs Former UST Basins, Caustic Degreaser, and Oil Storage Area •Three (3) samples •VOCs detected above MDLs, but below DEQ Residential PSRGs •SVOCs <MDLs •Detected metals concentrations below PSRGs and within background levels Former Wash Pad •One (1) sample •VOCs and SVOCs detected above MDLs, but below DEQ Residential PSRGs •Lead (127 mg/kg) above Rule of 20, but below DEQ PSRGs (TCLP 0.051 mg/L) •Remaining detected metals concentrations below PSRGs and within background levels N Groundwater Sampling Six temporary monitoring wells •upgradient, downgradient, and cross-gradient of Site operations •downgradient of former vapor degreaser and oil storage area Groundwater flows generally to the southeast TMW-1 •Installed upgradient of Site operations •Chloroform (10.9 µg/L) above the GWSLs TMW-4/GW-DUP •Installed downgradient of former vapor degreaser and oil storage area •Benzene (up to 1.17 µg/L) above 2L Standard, but below GWSLs VOCs, SVOCs, and metals <2L Standards and GWSLs in remaining wells N SG/SSV Sampling Five (5) exterior soil gas and four (4) sub-slab soil gas monitoring points installed Petroleum-related compounds above Residential and/or Non-Residential SGSLs in several samples No CVOCs above SGSLs TCE not detected above MDL (typically <0.199 µg/m3) Hypothetical Worst-Case Risk Calculations LICR 9.1 x 10-5 HI 1.2N Letter of Eligibility “Given the detection of TCE on the property, additional assessment will be necessary for DEQ to determine if vapor mitigation measures can make the site safe for residential use.” Supplemental Phase II ESA activities completed in February 2023 Supplemental Assessment Activities N Soil Sampling Southern Site Parcel •Acetone detected above MDLs, but below DEQ Residential PSRGs •Benzo(a)pyrene (0.239 J mg/kg) detected in SB- 11 above DEQ Residential PSRG •Arsenic (4.40 mg/kg) in SB-11 above background metals established on nearby Brownfields properties •Lead (300 mg/kg) and chromium (119 mg/kg) in SB-11 above Rule of 20, but below DEQ PSRGs (TCLP 0.106 mg/L and < MDL, respectively) •Remaining detected metals concentrations below PSRGs and within background levels •Hypothetical Worst-Case Risk Calculations •LICR 9.7 x 10-6 •HI 0.22 N Groundwater Sampling TMW-7 •PCE (88.8 µg/L), TCE (103 µg/L), 1,2-DCA (10.1 µg/L) above 2L Standards and GWSLs •DIPE (86.5 µg/L) above 2L Standard, but below GWSLs •Chloroform (1.88 µg/L) above Residential GWSL, but below 2L Standard •SVOCs <MDLs •Metals not detected at concentrations above the 2L Standards N N Soil Gas Sampling Five (5) additional exterior soil gas soil gas monitoring points installed Benzene (up to 30.2 µg/m3) above Residential SGSL, but below Non-Residential SGSL in three samples PCE (409 µg/m3) above Residential SGSL, but below Non-Residential SGSL in SG-14 TCE not detected above MDLs (<0.199 µg/m3) Risk Calculator for Worst-Case Southeast Data Cumulative LICR 8.4 x 10-6 Cumulative HI 0.44 No TCE in Soil Gas Total of 14 soil gas and SSV monitoring points TCE not detected above MDLs during 2022 and 2023 assessment activities Propose Passive Vapor Intrusion Mitigation System (with potential to go active)N Assessment Summary Shallow soil impacts limited to metals and select low-level PAHs in the southern portion of the Site Low level impacts in Site groundwater at concentrations above the 2L Standards and/or DWM Vapor Intrusion GWSLs are limited to the southern portion of the Site and downgradient of the former oil storage area Results of the exterior soil gas and SSV assessment activities identified several compounds at concentrations above the Residential SGSLs PCE was detected in one (1) sample at a concentration above the Residential SGSL TCE was not detected above laboratory MDLs Schedule and Milestones Brownfields Property Application submittal (November 3, 2022) Brownfields Program Letter of Eligibility (January 12, 2023) Kick-off/Data Gap Meeting (March 27, 2023) Need Confirmation of Residential Use (March 27, 2023) EMP Approval by July 2023 1st VIMP Submittal August 2023 Draft BFA and Negotiation (October 2023) Begin Public Comment (November 2023) Record BFA (January 2024)