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HomeMy WebLinkAbout26076_1601 South Blvd - Brownfield Kickoff PresentationBrownfields Kickoff Meeting McCorkles Cleaners Brownfields Site NCDEQ, Brownfields Project No. 26076-22-060 May 24, 2023 Discussion Outline •Site Location and Current View •Project History and Timeline •Assessments and Findings: ❖ECS conducted Phase I Environmental Site Assessment, dated January 14, 2022 (portion of the current BF property) ❖ECS conducted Phase I Environmental Site Assessment, dated February 3, 2023 (remainder of the current BF property) ❖ECS Conducted Environmental Assessment Services Report dated April 18, 2023 (current BF property) •Proposed Redevelopment Plans •Likely Additional Assessment •Current Project Schedule •Questions / Other Site Location BROWNFIELDS SITE Base map taken from USGS 7.5’ Topographic Map –Charlotte East, NC 2022 SITE Brownfields Site ` McCorkles Cleaners Brownfields Site Boundary ` Base map taken from Mecklenburg County POLARIS 3G. 2023 Aerial Brownfields Site Parcels ` McCorkles Cleaners Brownfields Site Parcels Base map taken from Mecklenburg County POLARIS 3G. 2023 Aerial ` 1601 South Blvd. PIN 12307312 1605 South Blvd. PIN 12307313 1609 South Blvd. PIN 12307314 1617 South Blvd. PIN 12307315 1612 Cleveland Ave. PIN 12307308 Project History & Timeline •January 14, 2022: ECS submits Phase I Environmental Site Assessment -South Blvd Properties [1601 –1609 South Blvd., 1619 –1625 South Blvd. & 1612 Cleveland Ave.] (ECS Project No. 49:15946) •October 19, 2022: Womble Bond Dickinson submits Brownfields Property Application submitted to the NCDEQ for acceptance into the Brownfields Program, on behalf of South End 1, LLC •December 16, 2022: Letter of Eligibility (LOE) received from NCDEQ, BF with PM to named later. Project assigned name of: McCorkles Cleaners and BF Project No. 26076-22-060 •February 3, 2023: ECS submits Phase I Environmental Site Assessment –South Blvd. Properties [1617 South Blvd.] (ECS Project No. 49:18794-A) •March 8, 2023: Womble Bond Dickinson submits Amended Brownfields Property Application to add the 1617 South Blvd parcel to existing McCorkles Cleaners Brownfields Site •April 18, 2023: ECS submits Environmental Assessment Services Report –South Boulevard Properties a.k.a. McCorkles Cleaners Brownfields Site ;1601 –1617 South Blvd. & 1612 Cleveland Ave.] (ECS Project No. 49:15946-C) •May 2, 2023: Amended LOE received from NCDEQ, BF to include the 1617 South Blvd property to the previous McCorkles Cleaners Brownfields site (to the current BF site) with Carolyn Minnich named as the Project Initiator and kickoff meeting scheduled. •May 24, 2023: Brownfields Kickoff meetings (virtual) held Phase I Environmental Site Assessment Findings (January 2022) A Phase I ESA was conducted on 6 parcels located at 1601 –1609 South Blvd.; 1619 -1625 South Blvd.; and 1612 Cleveland Avenue (PINs: 12307312; 12307313; 12307314; 12307316; 12307301; and 12307308) that makes up the previous site property and totaled approximately 1.33 acres. The site properties consisted of two buildings and paved parking and drive areas. One of the two buildings contained 2 restaurants and the remaining building a Wells Fargo Bank on the ground floor; several single-tenant offices on the second floor; and a basement. Results of the Phase I ESA identified: Onsite REC: ❖McCorkles Cleaners and Dryers (dry cleaners) that was formerly located on the subject site in approximately 1944 Phase I Environmental Site Assessment Findings (Continued) •Offsite RECs: ❖CC Dickson property located at 1524 South Blvd. due to distance and documented groundwater contamination ❖Facility located at 1620 South Blvd. due to distance and documented groundwater contamination ❖Dilworth Auto Service facility located at 120 E Kingston (as well as 1700, 1708, 1714, 1720, 1729 South Blvd. and 101, 105, 115 East Blvd.) due to distance and documented soil and groundwater detections above the applicable levels ❖Adjacent former gasoline stations and auto repair facilities located to the north, northwest, and west. ❖Former adjoining / adjacent drycleaners to the northeast and northwest ❖Brakes 4 Less located adjacent to the northwest Identified RECs Part of Phase I ESA but NOT part of current BF Site Initial BFP Application Submittal After submittal of the January 2022 Phase I ESA and the identified RECs, on October 19, 2022, Womble Bond Dickinson, on behalf of South End 1, LLC (PD), submitted a completed Brownfields Property Application (BPA). The BPA was for the properties located at 1601, 1605, 1609 South Blvd. and 1612 Cleveland Avenue (PIN: 12307312, 12307313, 12307314 and 12307308). •Proposed Reuse: ❖Office, parking, commercial/retail and multi-family residential (tower) with associated recreational/amenity areas. ❖Green space and EV charging stations and “EV Ready” additional parking spaces. ❖Other potential used, as approved by NCDEQ. Initial Letter of Eligibility After submittal of the BPA, on December 16, 2022, the NCDEQ, Brownfields sent a Letter of Eligibility (LOE) for the site (named as McCorkle Cleaners and assigned Brownfields Project Number: 26078-22-060 to the site. However, the LOE stated that a Project Manager would be named later. Phase I Environmental Site Assessment Findings (February 2023) A Phase I ESA was conducted on one parcel located at 1617 South Blvd. (PIN: 12307315). The Phase I ESA for this parcel, along with the Phase I ESA previously conducted in January 2022 (minus 1621 & 1629 South Blvd), makes up the current Brownfields site property. This parcel totals approximately 0.235 acres. This property contained one, approximate 405 square foot building in the northwestern portion that is now vacant but was most recently used by a window tinting business. The southeastern portion of the property is currently leased to Graystar for parking and contains a construction trailer. Results of the Phase I ESA identified the following offsite RECs: Phase I Environmental Site Assessment Findings (Continued) •Offsite RECs: ❖The potential for documented groundwater impacts in the vicinity of the subject property that exceed regulatory standards to migrate and impact the subject property. ❖The potential for undocumented impacts from the currently operating northwest adjoining automotive repair facility and former off-site drycleaning facilities, automotive repair facilities, and fueling stations that operated in close vicinity of the subject property. Identified RECs Amended BFP Application Submittal After submittal of the February 2023 Phase I ESA and the identified RECs, on March 6, 2023, Womble Bond Dickinson, on behalf of the PD, submitted a completed Amended BPA. This Amended BPA was to include the property located at 1617 South Blvd. (PIN 12307315) to the existing, previously deemed eligible McCorkles Cleaners Brownfields Site. •Proposed Reuse (same as previous BPA): ❖Office, parking, commercial/retail and multi-family residential (tower) with associated recreational/amenity areas. ❖Green space and EV charging stations and “EV Ready” additional parking spaces. ❖Other potential used, as approved by NCDEQ. Summary of RECs to Current BF Property Based on the 2 Phase I ESAs Onsite REC: ❖McCorkles Cleaners and Dryers (dry cleaners) that was formerly located on the subject site in approximately 1944 Offsite RECs: ❖CC Dickson property located at 1524 South Blvd. due to distance and documented groundwater contamination ❖Facility located at 1620 South Blvd. due to distance and documented groundwater contamination ❖Dilworth Auto Service facility located at 120 E Kingston (as well as 1700, 1708, 1714, 1720, 1729 South Blvd. and 101, 105, 115 East Blvd.) due to distance and documented soil and groundwater detections above the applicable levels ❖Adjacent former gasoline stations and auto repair facilities located to the north, northwest, and west. ❖Former adjoining / adjacent drycleaners to the northeast and northwest ❖Brakes 4 Less located adjacent to the northwest Identified RECs to BF Site Environmental Assessment Services (Phase II ESA) While awaiting a BF Project Manager, and in the interest of time, the PD elected to conduct additional assessment activities at the BF property, for further due diligence purposes to further evaluate the site for the RECs identified in the two Phase I ESAs; to evaluate potential environmental concerns during redevelopment activities for risk and cost purposes; as well as to conduct at least some of the assessment activities anticipated to be required by the NCDEQ, BF. The activities included based on proposed site redevelopment plans: ❖Collection and laboratory analysis of 2 exterior soil gas samples in areas planned for the future elevator banks; ❖Collection and laboratory analysis of 9 soil samples in areas suspected to be disturbed during site redevelopment plans; ❖Collection and laboratory analysis of 4 groundwater samples in areas of the site likely to be impacted based on RECs. ❖Also collected Groundwater elevations from well locations to calculate water table flow direction. Soil Gas Samples and Results: ❖Soil Gas Samples (SG-1 and SG-2) collected at depth of 10 ft bgs and submitted for laboratory analysis of VOCs by TO-15 ❖Results of sample SG-1: 1,3-Butadiene >Residential VISL ❖Results of sample SG-2: 1,3-Butadiene; PCE and TCE >Residential VISLs ❖Results of Risk Calculator indicated concentrations in SG-1 did not exceed HI for residential, but SG-2 did. Environmental Assessment Services (Continued) Soil Samples and Results: ❖Soil Samples (SB-1 through SB-9) collected at varying depths between 1 to 5 ft bgs and submitted for laboratory analysis of VOCs by 8260; SVOCs by8270; RCRA Metals by 6020/7470 and Cr VI by 7199 ❖Results identified the following at concentrations >Residential PSRGs: ➢Benzo(a)pyrene in SB-1 and SB-8; ➢Arsenic in each sample; ➢Cr VI in SB-1; SB-2; SB-8; and SB-9; ➢Lead in SB-1 and SB-4; and ➢Mercury in SB-5 Environmental Assessment Services (Continued) Groundwater Samples and Results: ❖Groundwater samples (TW-1 through TW-4) submitted for laboratory analysis of VOCs by 8260; SVOCs by 8270; total and dissolved (field filtered) RCRA Metals by 6020/7470 and Cr VI by 7199 ❖Results of the laboratory analysis identified the following exceedances: ➢Results of sample TW-1: PCE >2L GWQS and >Residential VISL ➢Results of sample TW-2: total and dissolved total Chromium >2L GWQS ➢Results of sample TW-3: PCE >2L GWQS but <Residential VISL ➢Results of sample TW-4: PCE >2L GWQS but <Residential VISL ❖Risk Calculator results of TW-1 exceeded Residential Hazard Index Groundwater Table Flow Direction: ❖Top of casing elevations surveyed by NC Licensed surveyor. ❖Depth to water surface ranges from 8.52 ft btoc (TW-1) to 11.62 ft btoc (TW-2) on March 16, 2023 ❖Elevations ranged from 731.87 msl (TW-3) to 733.73 msl (TW-4) ❖According to the elevations, groundwater flow below the site is generally to the northwest, north, northeast (dewatering at nearby properties may influence groundwater flow). Sample Locations Environmental Assessment Services Summary of Results Soil Gas Results: ❖Collection and laboratory analysis of 2 exterior soil gas samples in areas planned for the future elevator banks; ➢Results of sample SG-1: 1,3-Butadiene >Residential VISL ➢Results of sample SG-2: 1,3-Butadiene; PCE and TCE >Residential VISLs ➢Results of Risk Calculator indicated concentrations in SG-1 did not exceed HI for residential, but SG-2 did. Soil Results: ❖Collection and laboratory analysis of 9 soil samples in areas suspected to be disturbed during site redevelopment plans; ➢Benzo(a)pyrene in SB-1 and SB-8 > residential PSRGs; ➢Arsenic in each sample >residential PSRGs; ➢Cr VI in SB-1; SB-2; SB-8; and SB-9 >residential PSRGs; ➢Lead in SB-1 and SB-4 >residential PSRGs; and ➢Mercury in SB-5 >above PSRGs Environmental Assessment Services Summary of Results -Continued Groundwater Analytical Results: ❖Collection and laboratory analysis of 4 groundwater samples in areas of the site likely to be impacted based on RECs. ➢Results of sample TW-1: PCE >2L GWQS and >Residential VISL ➢Results of sample TW-2: total and dissolved total Chromium >2L GWQS ➢Results of sample TW-3: PCE >2L GWQS but <Residential VISL ➢Results of sample TW-4: PCE >2L GWQS but <Residential VISL ❖Risk Calculator results of TW-1 exceeded Residential Hazard Index ❖Based on depth to water elevations collected on March 16, 2023, groundwater flow below the site is generally to the northwest, north, northeast (dewatering at nearby properties may influence groundwater flow). Soil Gas and Groundwater Exceedances SG-1 1,3-butadiene >Res VISL SG-2 1,3-butadiene, PCE & TCE >Res VISL & >Res HI TW-1 PCE >2L & >Res VISL TW-2 Total & Dissolved Cr >2L TW-4 PCE >2L but <Res VISL TW-3 PCE >2L but <Res VISL Soil Exceedances SB-1 Benzo(a)pyrene, arsenic, Cr6 & Pb >Res PSRG SB-8 Benzo(a)pyrene, arsenic & Cr6 >Res PSRG SB-5 Arsenic & Hg >Res PSRG SB-2 Arsenic & Cr6 >Res PSRG SB-9 Arsenic & Cr6 >Res PSRGSB-4 Arsenic & Pb >Res PSRG SB-3 Arsenic >Res PSRG SB-7 Arsenic >Res PSRG SB-6 Arsenic >Res PSRG Amended Letter of Eligibility After submittal of the Amended BPA, on May 2, 2023, the NCDEQ, Brownfields sent an Amended Letter of Eligibility (Amended LOE) for the McCorkle Cleaners Brownfields site to include the property located at 1617 South Blvd (PIN 12307315) to the existing Brownfields site (BF Number: 26078-22-060). Additionally, the Amended LOE stated that Ms. Carolyn Minnich would be our Brownfields project initiator/temporary project manager (Kris Riddle –Project Manager ??) and this kickoff meeting was scheduled. Proposed Redevelopment Plans 1601 South BLVD Proposed Redevelopment Plans 1601 South Blvd to be located on parcels: 12307312; 12307313; 12307314; and portion of 12307315 (1601; 1605; 1609 & 1615 South Blvd. The proposed redevelopment plan currently consist of one 30-story building fronting South Blvd with southern portion of parcel 12307315 consisting of open air, landscape areas and an open-air dog park. The 30-story retail/office, parking and residential tower consisting of: ❖Ground floor –Retail and commercial space, lobby/elevator and stairways, and parking garage entrance ❖Floors 2 through 7 –Open air parking deck ❖Floors 8 -Amenity floor ❖Floors 9 through 29 –Multi-family residential ❖Floor 30 –Terrace, amenity and mechanical areas Proposed Redevelopment Plans SB-6/SG-2 SB-3/SG-1 Proposed Redevelopment Plans Proposed Building Footprint Proposed Open-Air Duke Energy Equipment Area Proposed Open-Air Dog Park Current Project Schedule ❖Early June 2023: Work Plan for Brownfields Assessment ❖Mid-July 2023: Submittal of Brownfields Assessment Report ❖End of August 2023: Complete and submit EMP and submit VIMS design and specifications ❖November 2023: Demolition of existing site structures and begin site grading and construction activities Likely Additional Assessment •Although the PD plans on installing a vapor intrusion mitigation system (VIMS), the PD anticipates collecting sub-slab soil gas samples within the two existing site buildings in order to further evaluate the potential for vapor intrusion and to assist in evaluating the appropriate VIMS design. •Conduct a BF receptor survey. Questions / Other?