21007_Hoke St Passage Home Amendment_DM_17Nov2023

DECISION MEMORANDUM
DATE: November 17, 2023
FROM: Aditi C. Posek
TO: BF Assessment File
RE: Amendment Hoke Street Passage Home
500, 506 Hoke Street; 1412 and 1402 Garner Road
Raleigh, Wake County
BF #21007-17-092
Based on the following information, it has been determined that the above referenced
site, whose intended use is for no uses other than community and economic development
activities including community garden, institutional space, retail, restaurant, office,
parking, high density residential, and subject to DEQ's prior written approval, other
commercial uses, can be made suitable for such uses.
Introduction:
The existing Prospective Developer and property owner, Hoke Street PH Redevelopment
LLC, of the above -referenced Brownfields project is requesting an amendment to include
a parcel located at 1402 Garner Road, owned by an affiliated entity, Passage Home Inc.
and as identified as Wake County PIN 1703922815, and to expand allowable uses on the
Brownfields Property to include residential use on the 1402 Garner Road parcel. This
additional parcel is approximately 0.55 acres and was most recently developed with a
former service station and convenience store.
The recorded portion of the Brownfields Property is comprised of three parcels totaling
3.4 acres: Wake County Tax Parcels 1703828886 (500 Hoke Street; 0.56 acres),
1703920846 (506 Hoke Street; 0.54 acres), 1703920658 (1412 Garner Road; 2.3 acres).
Portions of the Brownfields Property are undeveloped; however, the 500 Hoke Street
parcel was used for industrial purposes.
On January 6, 2020, a Notice of Brownfields Property was recorded in Book 17708,
Pages 01065-01117 and Plat Book 2020, Page 29, at the Wake County Register of Deeds
for this Brownfields Property.
On July 23, 2022, an Amendment to Brownfields Property Application was submitted on
behalf of Hoke Street PH Redevelopment LLC requesting the Brownfields Agreement be
amended to include the parcel located at 1402 Garner Road and to authorize high -density
residential use to accommodate proposed redevelopment on 1402 Garner Road. A Letter
of Eligibility for the Amendment request was issued on December 12, 2022.
Hoke Street Passage Home Amendment/21007-17-092/17Nov2023

Redevelopment Plans:
An affiliated entity to the Prospective Developer, Passage Home Inc. purchased the
parcel addressed as 1402 Garner Road on June 29, 2022 from Chistopher Todd Moore,
Deanne S. Moore, and Lindsey Erin Moore (Recorded on August 8, 2022, Book 019112,
Page 00353-00357, Wake County Register of Deeds). Proposed redevelopment plans for
this portion of the Brownfields Property includes razing the two existing structures and
for the construction of a four-story, age -restricted, low-income apartment complex with
grant funding afforded by the City of Raleigh's American Rescue Plan of 2021. A leasing
office, parking, recreational spaces, and a community garden are proposed as site
amenities for this age -restricted, senior housing.
Site Histo1y(1402 Garner Road only
Existing records indicate that the 1402 Garner Road parcel was operated as a filling
station as early as 1931 and later a gasoline service station from 1974 through 1987 under
the name of Stallings Douglas Union 76. Other identified site occupants include Mufflers
& Brakes, K&L Auto Service, Roberts Auto Service, and Bakers Upholstery & Trim
Shop. Automotive repair shop operations ceased in early 2022, prior to the Prospective
Developer's purchase of the parcel.
There are no environmental regulatory incidents associated with this parcel, however,
given the historical site use, site investigations were conducted according to a DEQ-
approved Work Plan. Site investigations identified the presence of two heating oil
underground storage tanks (USTs) and a suspected third UST on the 1402 Garner Road
parcel near the former convenience store building and former automotive repair building.
DEQ approved an Environmental Management Plan (EMP) dated October 3, 2023 for the
removal of the USTs.
Potential Receptors:
Potential receptors are: construction workers, on -site workers, future residents, visitors,
animals (dog park), trespassers.
Contaminated Media:
DEQ has evaluated data collected from the following media at the subject property: soil,
groundwater, soil gas, and sub -slab vapor. DEQ relies on the following data to base its
conclusions regarding the subject property and its suitability for its intended reuse. Please
see the Brownfield Agreement's Exhibit 2 for specific sample locations, dates, and
contaminants of concern (COCs).
Risk Calculations:
Risk calculations were performed using the July 2023 DEQ Risk Calculator
https:Hdeq.nc. gov/permits-rules/risk-based-remediation/risk-evaluation-resources.
For the purposes of this Amendment, only data from the 1402 Garner Road parcel was
used for the risk analysis provided below.
1402 Garner Road
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Hoke Street Passage Home Amendment/21007-17-092/17Nov2023

The risk calculations indicated the following based on available data, including the
following media: groundwater, soil, exterior soil gas, and sub -slab vapor.
Risk for Individual Pathways UTIMBUTFIMILI
Version Date: July 2023
Basis: May 2023 EPA RSL Table
Site ID: 21007-17-092
Exposure Unit ID: 1402 Garner Road Parcel
DIRECT CONTACT SOIL AND WATER CALCULATORS
Receptor
Pathway
Carciinnoggenic
Hazard Index
Riskexceeded?
sk
2 lE 05
3.7E Ol
NO
Resident
.........Sail
.
Groundwater Use*
0.0E+00
2.6E-01
NO
Soil
2.OE-06
3.8E-02
NO
Non -Residential Worker
Groundwater Use*
0.0E+00
3.9E-02
NO
Construction Worker
Sail
1.2E-06
3.6E-01
NO
Soil
1 2E 05
17.7E 01
NO
Recreator/Trespasser
.
Surface water*
NC
NC
NC
VAPOR INTRUSION CALCULATORS
CarcinogenicRisk
Receptor
Pathway
Hazard Index
Risk exceeded?
Groundwater to Indoor Air
0.0E+00
0.0E+00
NO
Resident
......... ......... ......... .........
Soil Gas to Indoor Air
......... .........
2.9E-06
1.7E-01
......... .........
NO
......... ......... ......... .........
Indoor Air
.........
NC
NC
NC
Groundwater to Indoor Air
0.0E+00
0.0E+00
NO
Non -Residential Worker
.........
Sail Gas to Indoor Air
......... ......... ........ .........
2.2E 07
.........
1.3E 02
NO
Indoor Air
NC
NC
NC
Calculated risk values for acceptable carcinogenic risk and noncancer threshold risk were
not exceeded based on the samples collected on the 1402 Garner Road parcel.
Soil
Results from soil samples collected near the USTs on the 1402 Garner Road parcel
indicate low levels of polycyclic aromatic hydrocarbons (PAHs), with only
benzo(a)pyrene detected at a slightly elevated concentration exceeding residential
preliminary soil remediation goals (PSRGs). No other semi -volatile organic compounds
(SVOCs) or volatile organic compounds (VOCs) were detected at concentrations above
residential PSRGs. Arsenic, hexavalent chromium, and lead detections were detected
above their respective residential PSRGs as well; arsenic and hexavalent chromium are
considered consistent with typical background concentrations for the respective
contaminants in soil. Lead detections in a soil sample collected adjacent to UST #3
yielded concentrations above its residential PSRG. Due to the elevated concentration of
lead, two representative soil samples were submitted for Toxic Characteristic Leaching
Procedure (TCLP) analysis, which found that lead concentrations in the leachate that
exceeded the TCLP threshold of 5 milligrams per liter (mg/L). Thus, soil represented by
these lead results would be considered hazardous if excavated from the Brownfields
Property.
Additional soil contamination may be observed upon removal of the existing concrete
slabs, especially in the former auto service building. Such contamination if found would
be addressed under the site Environmental Management Plan (EMP).
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Hoke Street Passage Home Amendment/21007-17-092/17Nov2023

Groundwater
Groundwater assessment activities on the 1402 Garner Road parcel did not identify any
VOCs or SVOCs at concentrations above their NC 2L Standards. Several metals were
detected in low concentrations, below their respective NC 2L Standards, including
cadmium, barium, lead, chromium, and selenium.
Surface Water
Surface water is not located on nor borders the Brownfields Property.
Exterior Soil Gas
Vapor intrusion assessment activities on the 1402 Garner Road parcel did not identify
any contaminants above their respective Residential vapor intrusion screening levels
(VISLs) with the exception of benzene, which was detected in exterior soil gas sample
SG-2 in exceedance of its Residential VISL.
Sub -Slab Vapor
Sub -slab vapor assessment was conducted for the two existing buildings on the 1402
Garner Road parcel, which are included within the footprint of the proposed age -
restricted apartment building. Sub -slab vapor results did not reveal any VOC
contaminants above their respective Residential VISLs.
Indoor Air
Indoor air assessment has not been conducted at this time. The two existing buildings on
1402 Garner Road will be demolished as a part of redevelopment activities.
Land Use Restrictions:
The existing LURs are amended to include this new parcel and allow high density
residential, and current LURs have been added. The standard land use restrictions as to
land use, no physical redevelopment without an EMP, reporting, prohibitions on
groundwater use, restrictions on soil disturbance, vapor intrusion provisions, known
contaminant uses, notices, access, and land use restriction update provisions will be
included.
Based on the site -specific data provided to the Brownfield Redevelopment Section, 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
Low concentrations of tetrachloroethene (PCE) were detected in exterior soil gas and
sub -slab vapor results. No trichloroethylene concentrations were detected in soil gas
underneath the proposed age -restricted building. TCE was detected in groundwater on the
southwestern corner of the Brownfields Property, where surface parking is proposed. We
believe that the PD will install a VIMS for this proposed building, which would be
keeping with our VI recommendations given that the residential SG to IA HI is 0.17.
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Hoke Street Passage Home Amendment/21007-17-092/17Nov2023