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Home My WebLink About17042 1-Hr Mart_ Dec Memo 20190510DECISION MEMORANDUM DATE: May 10, 2019 FROM: Carolyn Minnich TO: BF Assessment File RE: One Hour Martinizing 911 East Morehead Street Charlotte, Mecklenburg County Brownfields Project No. 17042-13-060 Based on the following information, it has been determined that the above referenced site, whose intended use is for no uses other than office, retail, restaurant, brewery or food production facility, industrial, warehousing, parking, hotel, institutional, recreation, open space, multi-family residential, and subject to DEQ’s prior written approval other commercial uses can be made suitable for such uses. Introduction: The Brownfields Property is one parcel and contains approximately 1.6232 acres of land developed as a shopping center referred to as Cavalaris Village. The Brownfields Property address is 911 East Morehead Street, Charlotte, Mecklenburg County (PIN 12520104). Redevelopment Plans: The Brownfields Property consists of a one-story building constructed over a full basement, approximately 47,000 sq ft with an asphalt parking lot and associated landscaping areas cover the remaining portions. The immediate development plans are to remain commercial use and to make improvements to the existing structure. No new buildings are contemplated at this time, though they are possible for the long term. The PD wants the ability to change to residential use, if and when the market conditions change. DEQ would be notified of the change in land use and would need to approve the structures for potential vapor impacts. This is outlined in LURs. Site History: Prior to 1940, the Brownfields Property was undeveloped land. Since 1940, it has been used for commercial purposes. A dry cleaner was reportedly located on the Brownfields Property from 1964 to 1969 at 927 East Morehead Street, known as One Hour Martinizing. Other commercial uses include: restaurants, bowling alley, roller skating rink, grocery store, warehouse, clothing shop, flower shop, barber shop, bar & billiards, and general office use. The building is currently occupied by the following tenants: a fitness gym, a restaurant, an event hosting business, and a nail salon. In the surrounding area, there are and were several current and historic dry cleaners: Young Cleaners (919 South McDowell Street), Longs Dry Cleaners (918 East Morehead Street), and Domestic Laundry (801 South McDowell Street). The former Domestic Laundry facility is associated with DSAC Number DC60-0012. They operated from approximately 1929 until 1967 when that property was purchased by the City of Charlotte as part of the Urban Renewal Plan. Various soil, groundwater, and soil gas studies have been completed at that property and at the Brownfields Property, and groundwater and soil gas impacts from volatile organic compounds (“VOCs”) associated with the Domestic Laundry facility have been documented at that site and the Brownfields Property. Receptors: Current receptors with commercial redevelopment: construction workers, on-site workers, visitors, and trespassers Potential receptors are: construction workers, on-site workers, future residences, visitors, and trespassers. Contaminated Media: DEQ has evaluated data collected from the following media at the subject property: soil, groundwater, and sub-slab soil vapor. DEQ relies on the following data to base its conclusions regarding the subject property and its suitability for its intended reuse. Soil Brownfields assessment activities were conducted in July 2018, three soil samples were collected, two surficial and one deep. Minor levels of petroleum related VOCs and chlorinated VOCs were detected in the soil at concentrations below Residential Preliminary Soil Remediation Goals (PSRGs). Arsenic concentrations exceeded the residential PSRG of 0.68 mg/kg. Detections ranged from 1.2 to 3.4 mg/kg. The concentrations are consistent with concentrations observed in the surrounding area and are considered to be naturally occurring. However, for worst case scenario it was included in the risk calculator. The following PAH concentration for benzo(a)pyrene 0.609 ug/kg was detected above the Residential PSRGs of 0.11 ug/kg, but below the non-residential standard of 2.1 ug/kg. Groundwater There are 2 permanent monitoring wells on the Brownfields Property associated with DSCA 60-0012, monitoring well MW-11 and MW-13. In July 2018, a temporary well TMW-1 was installed as part of the Brownfields assessment activities. A groundwater sample from TMW-1 was analyzed for VOCs and SVOC by EPA Method 8260/8270 and RCRA Metals by EPA Method 6020/7471 and had no detected concentrations above 2L standards. Tetrachloroethene (PCE) and trichloroethene (TCE) were detected at concentrations above the 2L groundwater standard in monitoring well MW-11. Surface Water Surface water is not located on the site. Soil Vapor Sub-Slab Vapor In July 2018, as part of the brownfields assessment activities two sub-slab vapor samples were collected. Two permanent vapor pins were installed in the basement level. Two rounds of samples were collected in July 2018 and January 2019. Naphthalene and TCE were detected in sub-slab soil gas at concentrations above their respective Residential Vapor Intrusion Screening Levels (VISLs NCDEQ February 2018): These constituents do not exceed the Non-ResidentialVISL. Therefore, the existing structure can be used for non-residential redevelopment with no additional vapor mitigation efforts. If and when, the use changes, DEQ will require additional assessment or vapor mitigation. This also applies to new structures. Indoor Air Based on the results of the 2 sub-slab sampling events meeting the screening criteria for non-residential use, no indoor air samples were collected. Risk Calculations The DEQ Risk Calculator dated February 2018 was used to evaluate the following. The Brownfields Property was evaluated as a whole. 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: INSERT SUMMARY TABLE BASED ON RISK WORKSHEETS: Medium Site Area Residential Non-Residential LICR HI LICR HI Groundwater Exposure Entire Site 6.5 E-05 12 1.2 E-05 2.6 Groundwater Indoor air Entire Site 2.7 E-05 5.9 4.9 E-06 1.4 Soil Vapor 7/17/2017 Existing Building 5.0 E-05 2.0 3.8 E-06 0.160 Soil Vapor 1/15/2019 Existing Building 1.6 E-05 0.96 1.2 E-06 0.076 Soil w/ metals Entire Site 1.2 E-05 0.15 1.5E-06 0.012 LICR = Lifetime Incremental Cancer Risk HI = Hazard Index Required Land Use Restrictions: Based on the site-specific data provided to the Brownfields 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 • Vapor: o Non-Residential use in existing structure is acceptable o New Construction or changing land use to Residential will require DEQ approval for assessment and engineering controls • EMP required prior to redevelopment • Annual development summary report required • DEQ shall not be denied access • Deed conveyance of Notice • No use of known contaminates on the BF Property • Maintenance of future monitoring wells as needed to remain on site • LURU submittal