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HomeMy WebLinkAboutPhase I ESA Reissue PHASE I ENVIRONMENTAL SITE ASSESSMENT FIVE PROPERTIES IN NORTHEAST BOZEMAN  Bridger View: S31, T1S, R6E (17.953 acres)  Henderson: S6, T2S, R6E & S31, T1S R6E (13.353 acres)  L Street: ; S5, T2S, R6E & S6 T2S, R6E (7.397 acres)  Turner-Griffin: S6, T2S, R6E (16.579 acres)  Turner II: S6, T2S, R6E (5.177 acres) BOZEMAN, GALLATIN COUNTY, MONTANA Tetra Tech Project No. 114-560359.100 Prepared for: The Trust for Public Land 111 South Grand Ave, Suite 203 Bozeman, Montana 59715 Prepared by: Tetra Tech 303 Irene Street Helena, Montana 59601 July 24, 2012 PHASE I ENVIRONMENTAL SITE ASSESSMENT FIVE PROPERTIES IN NORTHEAST BOZEMAN  Bridger View: S31, T1S, R6E (17.953 acres)  Henderson: S6, T2S, R6E & S31, T1S R6E (13.353 acres)  L Street: ; S5, T2S, R6E & S6 T2S, R6E (7.397 acres)  Turner-Griffin: S6, T2S, R6E (16.579 acres)  Turner II: S6, T2S, R6E (5.177 acres) BOZEMAN, GALLATIN COUNTY, MONTANA July 24, 2012 Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 i Tetra Tech Project 114-560359.100 EXECUTIVE SUMMARY Tetra Tech performed a Phase I Environmental Site Assessment (ESA) of five properties comprised of 9 parcels located within the northeast portion of Bozeman, Montana on behalf of the Trust for Public Land. The properties total 60 acres and are collectively referred to as the ‘Site.’ The ESA was conducted in general accordance with standard E 1527-05 issued by the American Society of Testing and Materials (ASTM) and conforms to the U.S. Environmental Protection Agency’s Standards and Practices for All Appropriate Inquiries - Final Rule published November 1, 2005. The Bridger View property is comprised of two parcels in the SE¼, SE¼ Section 31, Township 1 South, Range 6 East; Tract 26 of the Northeast Annex to the City of Bozeman, on Certificate of Survey (COS) No. 2547. It is 17.953-acres in size. It is bordered by Bridger Drive and is west of its intersection with Story Mill Road. The property was agricultural land until the 1960s after which it was converted into a mobile home park. It remained a mobile home park until 2012. A railroad spur ran along the eastern boundary of the property serving the nearby industrial properties and had been removed by the 1990s. The property is level ground and has municipal sewer, a well, and underground electric. Upon visiting the property, Tetra Tech personnel observed mostly scattered debris, vacated trailer landings, and overgrown vegetation. Five underground storage tank (UST) facilities exist along Bridger Drive within a half mile of the property, two of which are known to have had petroleum releases. These facilities are located hydraulically downgradient from the Bridger View property and are not considered an environmental concern. The Henderson property is comprised of four parcels in the NE¼, NE¼ Section 6, Township 2 South, Range 6 East, and the SE¼, SE¼ Section 31, Township 1 South, Range 6 East; Tracts 17, K, 23A and 2B on COS No. 2547 and are part of the City of Bozeman Northeast Annex. It is 13.353-acres in size and is bordered on the south by Rocky Creek and E. Griffin Drive. Historically the property was agricultural and used for hay production, with two residences and a barn existing to support these activities. The property is level ground, is served by municipal sewer, a well, and has overhead electric and natural gas. Tetra Tech personnel observed limited areas of stained soil in the barn as well as miscellaneous petroleum and solvent storage in the barn. Other areas of the property were without environmental concern. No regulated facilities are located in close proximity to the property. The L Street property is located in the NE¼, NE¼, Section 6, Township 2 South, Range 6 East, and the NW¼, NW¼ of Section 5, Township 2 South, Range 6 East. They form a triangular-shaped boundary, described as Tract 1 and Parcel A on COS No. 2503. The property is 7.397-acres in size and is bisected by Rocky Creek. The property, commonly known as the Vollmer Slaughterhouse is located within the Northern Pacific/Story Mill Historic District. The property contains a complex of buildings constructed between 1938 and 1950, and originally included a slaughterhouse, a rendering plant, a small stockyard with wooden fenced and loading gates, and railroad spurs along its west and northeast borders. The original buildings remain along with a new storage building, but the stockyard no longer exists. The property is served by municipal water, a well, septic system, overhead electric, and underground natural gas. Tracks from the former railroad spur remain, but the rail line is no longer in service. Tetra Tech personnel entered the residence, the storage bays, the former slaughterhouse and the rendering plant. All the buildings were closed off, however some soil staining was observed in one of the storage bays, and the rendering plant appeared to have been illegally occupied prior to it being locked up. At least one underground storage tank (UST) was used on the property but was discontinued in the 1970s and the tank(s) were formally removed in 2005. The tank(s) reportedly leaked; however, no documentation exists that contamination was removed. Industrial wastewater was discharged to a lagoon which reportedly had concentrations of solvent present when a soil Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 ii Tetra Tech Project 114-560359.100 sample was analyzed by a laboratory. Additionally the Idaho Pole Company (IPC) National Priority List (NPL) facility is located south of the property. A groundwater control area extends into the L Street property which requires institutional controls be followed. No other regulated facilities affect the property, The Turner-Griffin property is located in NE¼, NE¼, Section 6, Township 2 South, Range 6 East. The property is described as Tract 17 on COS No. 2479 and is part of the City of Bozeman Northeast Annex, and is 16.5789-acres in size. Historically this property was in use as agricultural land, with a pond being built in the late 1960s to early 1970s. The structures on the property supported the agricultural activities until the 2000s when the residence and the shop buildings were leased out. A former railroad spur forms the southeast property boundary. Tetra Tech personnel observed that all the buildings were boarded up and the main shop was left with some industrial storage including paints and DryVit materials. No regulated facilities exist on the property; however the IPC groundwater control area extends to the property adjoining on the south. The Turner II property is located in the NE¼, NE¼, Section 6, Township 2 South, Range 6 East, and is described as Tract A Plat J-42-B. The property is 5.177 acres with access off East Bryant Street. It is level ground with no structural improvements of utilities. The property has historically been used as agricultural land and remains undeveloped. It is bordered to the south, west, and north by commercial/light industrial development. Bozeman Creek forms the west boundary of the property. Tetra Tech personnel visited the property and did not identify any issues of environmental concern. Five facilities generating small quantities of hazardous waste are located a short distance west and south of the property; however, none have had significant violations and are therefore, not an environmental concern. Based on the results of this investigation, the following conclusions may be drawn. Historical Recognized Environmental Conditions as defined by ASTM Practice E 1527-05 exist at those sites that have been remediated. No historical recognized environmental conditions were identified on the Site during this investigation. De Minimis Conditions as defined by ASTM Practice E 1527-05, generally do not present a material risk of harm to public health or the environment and would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies. De Minimis conditions are listed below.  Soil staining was observed on the Henderson and L Street properties and is believed to have originated from petroleum based sources. It is unknown but unlikely that the staining persists with depth. Recognized Environmental Conditions as defined by ASTM Practice E 1527-05, are the presence or likely presence of any hazardous substances of petroleum products on a property under conditions that indicate an existing release, a past release, or a material threat of a release into the ground, groundwater or surface water of the property. The following RECs were identified:  The Idaho Pole (IPC) is a listed National Priority List (NPL) facility and has a groundwater control area (GCA) that bisects the L Street property.  Former railroad spurs on the L Street property may contain residual soil impacts from PAHs associated with treated cross-ties. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 iii Tetra Tech Project 114-560359.100  A former lagoon/pit on the L Street property is known to have received industrial wastewater which reportedly contained solvents. Although the owner indicated that solvent concentrations were below reportable levels, without documentation this information cannot be relied upon.  One or more USTs operated on the L Street property and reportedly leaked while in service. The former owner stated that soil samples collected after tank removal indicated no impact from petroleum hydrocarbons; however, without documentation this information cannot be relied upon. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 iv Tetra Tech Project 114-560359.100 Based on the results of this Phase I ESA, it is Tetra Tech’s opinion that further investigation of several of the properties that comprise the Site is warranted. Our recommendations are summarized below. Bridger View Property - Further investigation is not warranted. No recommendations are offered. Henderson Property  Collect one soil sample from each of the areas where surface soil staining was observed. L Street Property -  Samples should be collected and analyzed for PAHs to determine whether treated cross-ties associated with the former railroad spurs have impacted soil.  Collect subsurface samples from the former wastewater lagoon/pit to determine whether industrial waste may have impacted the property.  Collect subsurface samples from the former UST basin to determine whether petroleum hydrocarbons may have impacted the property.  Collect one soil sample from each of the areas where surface soil staining was observed.  Evaluate whether the fluorescent lights in the slaughterhouse and rendering plant may have PCB- containing ballasts that will require special disposal prior to demolition. Turner-Griffin Property- Further investigation is not warranted. No recommendations are offered. Turner II - Further investigation is not warranted. No recommendations are offered. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 v Tetra Tech Project 114-560359.100 REGULATORY AND TECHNICAL ACRONYMS AAI All Appropriate Inquiries ASTM American Society of Testing Materials BGS Below Ground Surface CECRA Comprehensive Environmental Cleanup and Responsibility Act CESQG Conditionally Exempt Small Quantity Generator CERCLIS Comprehensive Environmental Response, Compensation and Liability Information System CGA Controlled Groundwater Area CORRACTS Facilities Under Corrective Action COS Certificate of Survey EPA Environmental Protection Agency ESA Environmental Site Assessment GPM Gallons Per Minute GWIC Groundwater Information Center IPC Idaho Pole Company LUST Leaking Underground Storage Tank µg/L Micrograms Per Liter MCL Maximum Contaminant Level MDEQ Montana Department of Environmental Quality MSD Minimum Search Distance NFRAP No Further Remedial Action Planned NPL National Priorities List NRC National Response Center NRHP National Registry of Historic Places NRIS Natural Resources Information System Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 vi Tetra Tech Project 114-560359.100 REGULATORY AND TECHNICAL ACRONYMS (continued) PAH Polycyclic Aromatic Hydrocarbon PCB Polychlorinated Biphenyl PCP Pentachlorophenol RCRA Resource Conservation and Recovery Act ROD Record of Decision SMP Soil Management Plan TSD Treatment, Storage, and Disposal USGS United States Geological Survey UST Underground Storage Tank VCP Voluntary Cleanup Program VCRA Voluntary Cleanup and Redevelopment Act WQA Water Quality Act Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 vii Tetra Tech Project 114-560359.100 TABLE OF CONTENTS 1.0 INTRODUCTION ..................................................................................................................... 1 1.1 Purpose ........................................................................................................................ 1 1.2 Significant Assumptions ................................................................................................ 1 1.3 User Reliance................................................................................................................ 1 2.0 LIMITATIONS OF ASSESSMENT AND DATA GAPS .................................................................... 3 3.0 USER PROVIDED INFORMATION ............................................................................................ 4 3.1 Title Records .................................................................................................................. 4 3.2 Environmental Liens, Activities or Use Limitations .......................................................... 4 3.3 Specialized Knowledge ................................................................................................... 4 3.4 Commonly Known or Reasonably Ascertainable Information ......................................... 4 3.5 Valuation Reduction for Environmental Issues ............................................................... 4 3.6 Owner, Property Manager and Occupant Information ................................................... 4 3.7 Reasons for Performing Phase I ...................................................................................... 4 4.0 SITE DESCRIPTION .................................................................................................................. 5 5.0 RECORDS REVIEW .................................................................................................................. 8 5.1 Historical Use Information ............................................................................................ 8 5.1.1 National Register of Historic Places Forms ..................................................................8 5.1.2 Sanborn Fire Insurance Maps ................................................................................... 18 5.1.3 Review of Aerial Photographs ......................................................................................9 5.1.4 Polk City Directories .................................................................................................. 10 5.1.5 Ownership Review ..................................................................................................... 11 5.1.6 Building Department Records ................................................................................... 11 5.1.7 Fire Department Records .......................................................................................... 12 5.1.8 Other Historical Records ........................................................................................... 12 5.2 Physical Setting Information ....................................................................................... 12 5.2.1 Topography ................................................................................................................ 12 5.2.2 Soil Conditions ........................................................................................................... 13 5.2.3 Regional and Site Geology ......................................................................................... 13 5.2.4 Regional Groundwater Conditions ............................................................................ 13 5.3 Regulatory Review ...................................................................................................... 13 5.3.1 Federal Database Information .................................................................................. 15 5.3.2 State Database Information ...................................................................................... 27 Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 viii Tetra Tech Project 114-560359.100 TABLE OF CONTENTS (continued) 6.0 SITE RECONNAISSANCE ........................................................................................................ 21 6.1 Site Observations ........................................................................................................ 21 6.1.1 Site Overview and Current Use ................................................................................. 21 6.1.2 Description of Specific Site Features ......................................................................... 22 6.2 Adjoining Property Observations ................................................................................ 27 7.0 INTERVIEWS......................................................................................................................... 29 8.0 CONCLUSIONS AND RECOMMENDATIONS ........................................................................... 31 8.1 Conclusions ................................................................................................................ 31 8.2 Recommendations ..................................................................................................... 31 9.0 ENVIRONMENTAL PROFESSIONAL STATEMENT .................................................................... 33 FIGURES Figure 1: Location Map Figure 2A: Bridger View Trailer Court Property Site Map Figure 2B: Henderson Property Site Map Figure 2E: L Street Parcel Property Map Figure 2F: Turner-Griffin Property Site Map Figure 2G: Turner Parcel Property Map Figure 3: Regulated Facilities Map APPENDICES A User Information B Site Location Information C Historical Documentation D Physical Setting Documentation E Regulatory Documentation F Site Photographs G Records of Communication H References I Qualifications Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 1 Tetra Tech Project 114-560359.100 1.0 INTRODUCTION In accordance with our contract Tetra Tech, Inc. (Tetra Tech), performed a Phase I Environmental Site Assessment (ESA) of five properties, comprised of 9 parcels and totaling 60 acres northeast of and within the City of Bozeman, Montana (hereinafter, the Site). The Phase I ESA was performed on behalf of the Trust for Public Land (hereinafter, the Client). The ESA was conducted in general accordance with standard E 1527-05 issued by the American Society of Testing and Materials (ASTM) and conforms to the U.S. Environmental Protection Agency’s (EPAs) Standards and Practices for All Appropriate Inquiries (AAI) - Final Rule published November 1, 2005. 1.1 Purpose The purpose of this Phase I ESA is to develop information to identify current and historical recognized environmental conditions in connection with the property as reflected by the scope of this report. ASTM Standard E 1527-05 states that: “This practice is intended for use on a voluntary basis by parties who wish to assess the environmental condition of commercial real estate taking into account commonly known and reasonably ascertainable information. While use of this practice is intended to constitute all appropriate inquiry for the purposes of landowner liability protection, it is not intended that its use be limited to that purpose. This practice is intended primarily as an approach to conducting an inquiry designed to identify recognized environmental conditions in connection with a property.” We understand that the Client requested the ESA because the property is for sale. 1.2 Significant Assumptions Tetra Tech assumes that all information obtained from others for the property is correct and complete. Tetra Tech also assumes that the Client and/or the current owner(s) of the property have provided Tetra Tech with all reasonably ascertainable prior environmental information concerning the property. Tetra Tech assumes that the user will read this report in its entirety. 1.3 User Reliance This report is an instrument of service of Tetra Tech and includes limited research, a review of specified and reasonably ascertainable listings and a Site reconnaissance to identify "recognized environmental conditions" in general accordance with ASTM Standard E 1527-05; however, this ESA may reflect additional or reduced services or service enhancements requested or authorized by the Client. "Recognized environmental conditions" are defined under the ASTM standard as "the presence or likely presence of any hazardous substances or petroleum products on a Site under conditions that indicate an existing release, a past release, or a material threat of release of any hazardous substances or petroleum products into structures on the property or into the ground, groundwater or surface water of the property." Tetra Tech's ESA was performed in accordance with generally accepted practices of the profession undertaken in similar studies at the same time and in the same geographical area, and Tetra Tech observed that degree of care and skill generally exercised by the profession under similar circumstances and conditions. This study and report have been prepared on behalf of and for the exclusive use of the Client solely for their use and reliance in the environmental assessment of this Site. The Client is the only party to which Tetra Tech has explained the risks involved and which has been involved in the shaping of the scope of services needed to satisfactorily manage those risks, if any, from the Client’s point of view. Accordingly, reliance on Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 2 Tetra Tech Project 114-560359.100 this report by any other party may involve assumptions whose extent and nature lead to a distorted meaning and impact of the findings and opinions related herein. Tetra Tech's findings and opinions related in this report may not be relied upon by any party except the Client. With the Client’s and Tetra Tech's consent, Tetra Tech may be available to contract with other parties to develop findings and opinions related specifically to such other parties' unique risk management concerns related to the Site. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 3 Tetra Tech Project 114-560359.100 2.0 LIMITATIONS OF ASSESSMENT AND DATA GAPS Tetra Tech has endeavored to meet what it believes is the applicable standard of care for the services performed and, in doing so, is obliged to advise the Client of ESA limitations. Tetra Tech believes that providing information about limitations is essential to help clients identify and thereby manage risks. This ESA did not include any inquiry with respect to radon, methane, lead in drinking water, formaldehyde, endangered species, wetlands, subsurface investigation activities or other services or potential conditions or features not specifically identified and discussed herein. In those instances where additional services or service enhancements are included in the report as requested or authorized by the Client, specific limitations attendant to those services are presented in the text of the report. The findings and opinions conveyed via this ESA report are based upon information obtained at a particular date from a variety of sources enumerated herein, and which Tetra Tech believes are reliable. Nonetheless, Tetra Tech cannot and does not warrant the authenticity or reliability of the information sources it has relied upon. This report represents Tetra Tech's service to the Client as of the report date. In that regard, the report constitutes Tetra Tech's final document, and the text of the report may not be altered in any manner after final issuance of the same. Opinions relative to environmental conditions given in this report are based upon information derived from the most recent Site reconnaissance date and from other activities described herein. The Client is herewith advised that the conditions observed by Tetra Tech are subject to change. Certain indicators of the presence of hazardous materials may have been latent or not present at the time of the most recent Site reconnaissance and may have subsequently become unobservable. In similar manner, the research effort conducted for a Phase I ESA is limited. Accordingly, it is possible that Tetra Tech's research, while fully appropriate for a Phase I ESA and in compliance with the scope of service, may not include other important information sources. Assuming such sources exist, their information could not have been considered in the formulation of our findings and conclusions. This report is not a comprehensive Site characterization or regulatory compliance audit and should not be construed as such. The opinions presented in this report are based upon findings derived from a Site reconnaissance, a review of specified records and sources and comments made by interviewees. Specifically, Tetra Tech does not and cannot represent that the Site contains no hazardous or toxic materials, products, or other latent conditions beyond that observed by Tetra Tech during its Site assessment. Further, the services herein shall in no way be construed, designed or intended to be relied upon as legal interpretation or advice. A data gap is lack of or inability to obtain information required by ASTM Standard E 1527-05 despite good faith efforts to gather such information. Data gaps may result from incompleteness in any of the activities required by ASTM Standard E 1527-05, including, but not limited to Site reconnaissance. No data gaps were identified during the course of this study. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 4 Tetra Tech Project 114-560359.100 3.0 USER PROVIDED INFORMATION A questionnaire was provided to the Client at the initiation of the project to gather information that may be material to identifying recognized environmental conditions. A copy of the completed questionnaire is included in Appendix A. Responses to the questionnaire are summarized below. 3.1 Title Records Title records were not provided to Tetra Tech by the Client. 3.2 Environmental Liens, Activities or Use Limitations The Client, as the user of this ESA, has indicated that he is not aware of any environmental cleanup liens against the Site that are filed or recorded under federal, tribal, state or local law. The Client has also indicated that he is not aware of any activity use limitations, such as engineering controls, land use restrictions or institutional controls that are in place on the Site and/or have been filed or recorded in a registry under federal, state or local law. 3.3 Specialized Knowledge The Client, as the user of this ESA, has indicated that he does not have specialized knowledge/ experience related to the Site or knowledge of any past chemical uses or processes at the Site. 3.4 Commonly Known or Reasonably Ascertainable Information The Client, as the user of this ESA, has indicated that he is aware of commonly known or reasonably ascertainable information about the Site that would help the environmental professional to identify conditions indicative of releases or threatened releases. The Client has no knowledge whether chemicals are present or once were present at the Site. The client is not aware of spills or chemical releases on the Site, or any cleanups that may have taken place on the Site. 3.5 Valuation Reduction for Environmental Issues The Client, as the user of this ESA, has indicated that the purchase price being asked for the Site reflects fair market value provided it is either determined to be free of environmental hazards or remediated. 3.6 Owner, Property Manager and Occupant Information The property owner, as the user of this ESA, has indicated that he is not aware of the presence of contamination at the Site. 3.7 Reasons for Performing Phase I The Phase I ESA was requested by the Trust for Public Land because the Site is for sale. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 5 Tetra Tech Project 114-560359.100 4.0 SITE DESCRIPTION The five properties comprising the Site are located northeast and within the City of Bozeman, Gallatin County, Montana. They are located south and east of Montana Highway 86 and north of Interstate-90 (Figure 1). Individual property descriptions are presented below organized as they will be presented in this report. Further location information is contained in Appendix B. Bridger View Property The Bridger View property is comprised of two parcels in the southeast quarter of Section 31, Township 1 South, Range 6 East. The parcels are described as Tract 26 and part of the Northeast Annex to the City of Bozeman on Certificate of Survey (COS) No. 2547. They are 8.025-acres and 9.928-acres in size, and the addresses are 28 and 75 Bridger View Drive, respectively (Figure 2A). Until 2012 the property was used as a mobile home park. The property is currently vacant with one small pump house of wood construction. It is generally vegetated with grass. The road infrastructure and bare soil associated with individual mobile home sites are present. The property was served by a well and public water system. Other utilities include municipal sewer, and overhead electric. The property is accessed by Bridger Drive which forms the northwestern and northern borders. The property is bordered on the east by parkland and Story Mill Road and to the south and west by the rural residential and agricultural land of the Henderson property. Henderson Property The Henderson property is comprised of four parcels in northeast quarter of Section 6, Township 2 South, Range 6 East, , and the southeast quarter of Section 31, Township 1 South, Range 6 East. The parcels are described as Tract 17, Tract K, Tract 23A, and Tract 2B on COS No. 2547 and are part of the City of Bozeman Northeast Annex and are 0.055-acres, 0.736-acres, 2.267-acres, and 10.295-acres in size, respectively. The property is accessed from East Griffin Drive to the south. Addresses include 1005 and 1011 East Griffin Drive (Figure 2B). The Henderson property is located east of the intersection of Highway 86 and East Griffin Drive and southwest of the intersection of Highway 86 and Story Mill Road. The property is bounded by East Griffin Drive to the south, the L Street property to the southeast, undeveloped parkland to the west, the Bridger View property to the north, and rural residential land to the west. Rocky Creek forms the south boundary of the property. Buildings on the Henderson property consist of one residential house, one barn, and one trailer home, all of which are unoccupied. The residential house was originally built in 1918, consists of a concrete foundation, wood construction, and vinyl siding. It has a basement and a main floor which totals 1,640 square feet (sq ft) and is heated by natural gas forced air. A well is located adjacent to the entrance. The barn consists of a pole frame, metal siding, and a dirt floor. The structure encloses 6,480 sq ft and was built in 1987. The trailer home is of standard single-wide construction but was not entered during the investigation as it was inaccessible due to the boarding of doors and windows. Areas of the property not covered by buildings are vegetated with grass, shrubs and trees. The property is served by municipal sewer, overhead electric, and underground natural gas. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 6 Tetra Tech Project 114-560359.100 L Street Property The L Street property consists of a 5.69-acre and a 1.707-acre tract of land in the northeast quarter of Section 6, Township 2 South, Range 6 East and the northwest quarter of Section 5, Township 2 South, Range 6 East. They form a triangular-shaped tract described as Tract 1 and Parcel A on COS No. 2503. The property is bordered by Story Mill Road on the east. The former railroad spurs associated with the Northern Pacific Railway and Milwaukee Railroad form the southeast and west boundaries of the property, respectively. Watercourses crossing the property include Rocky Creek. The property address is 1215 L Street (Figure 2E). Property improvements consist of a former slaughterhouse building, a former rendering plant building, a seven-bay storage building and a private residence. The former slaughterhouse building is connected to municipal water and the residence is serviced by a well. The residence has a separate septic system and drain field, and all wastewater discharge from the slaughterhouse building passes through a septic tank and then into an open wastewater infiltration pit. Other utilities include overhead electric and underground natural gas. Areas of the property not covered by buildings are vegetated with grasses, shrubs and trees. Currently, the properties are unoccupied. Properties surrounding the L Street property include the former Wake Up Inc. stockyards to the northwest and west, the Turner II property to the west, undeveloped land to the south, the Story Hills to the east, and the Story Mill to the northeast and north. Turner-Griffin Property The Turner-Griffin property is located in the northeast quarter of Section 6, Township 2 South, Range 6 East. The property is described as Tract 17 on COS No. 2479 and is part of the City of Bozeman Northeast Annex (Appendix B). The property is 16.5789-acres and is irregular-shaped with access off of East Griffin Drive. A railroad spur associated with the Northern Pacific Railway forms the southeast boundary of the property. Watercourses crossing the property include two drainage ditches from Rocky Creek that feed a small pond in the southwest corner of the property. Utility easements on the property include a natural gas right-of- way, sewer line, and water pipeline. The property address is 908 East Griffin Drive (Figure 2F). Property improvements consist of a main house, guest house with a tack room, a large garage that is used for storage, several shops including one with an attached storage area, several apartment units, and several small outbuildings. The property is connected to municipal water and is serviced by two domestic septic systems. Other utilities include overhead electric and underground natural gas. Areas of the property not covered by buildings are vegetated with grasses, shrubs and trees. Currently, the property is unoccupied. Adjoining properties include the former Wake Up Inc. stockyards to the northeast, the former railroad spur and L Street property to the east, agricultural/residential land to the southeast, commercial land to the west, undeveloped land to the south and southwest, and East Griffin Drive and agricultural and residential land to the north. Turner II Property The Turner II property is located in the northeast quarter of Section 6, Township 2 South, Range 6 East, and is described as Tract A Plat J-42-B. The property is a 5.177-acre parcel and is irregular-shaped with access off of East Bryant Street. It is vegetated with grasses, shrubs and trees and has no structural improvements or Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 7 Tetra Tech Project 114-560359.100 utilities (Figure 2G). A commercial storage facility borders the property to the north. To the east is the Turner-Griffin property. To the south is gravel parking area and vegetated lot. To the west is Bozeman Creek with residential and commercial properties on the west bank. Figure 1 and Figures 2A through 2G show the relationship of the properties to one another and other adjoining land use. For purposes of this ESA, the term "adjoining property," as defined by the ASTM standard means properties that border or are contiguous or partially contiguous with the site or would be so but for a street, road or other public thoroughfare separating them. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 8 Tetra Tech Project 114-560359.100 5.0 RECORDS REVIEW 5.1 Historical Use Information Historical use information for the Site and adjoining properties was obtained by reviewing reasonably ascertainable historical sources such as aerial photographs from the present back at least 50 years as noted below. Site uses prior to Site development relied upon at least one historical source. 5.1.1 National Register of Historic Places Forms Tetra Tech reviewed listings from the National Register of Historic Places. The L Street property has a significant history of operation, as summarized below. Supporting documentation is presented in Appendix C. L Street Property The L Street property, more commonly known as the Vollmer Slaughterhouse, is located within the Northern Pacific/Story Mill Historic District. According to the NRHP registration form, the property contains a complex of buildings constructed between 1938 and 1950, and originally included a slaughterhouse, a rendering plant, a small stockyard with wooden fenced and loading gates, and a short railroad spur. The original buildings remain along with a new storage building, but the stockyard no longer exists. Tracks from the former railroad spur remain, but the rail line is no longer in service. The NRHP registrations form includes the following history of development: “Following a land purchase from T. Byron Story, the Vollmer and Sons masonry slaughterhouse was constructed during the summer of 1938 for a cost of $6,500. Operation began the following fall. Joseph Vollmer Sr. selected the site because it was on the well-traveled Bridger Canyon Road. It had two railroad tracks (the Northern Pacific and the Milwaukee) coming in, one on each side. Moreover, the slaughterhouse was located near Rocky Creek, which provided ready disposal for the operation’s blood. By 1949, a pumice block addition to the slaughterhouse was constructed to make a change room, storage area and boiler room, and that same year a two-story masonry rendering plant was constructed on the site, to dispose of the operations offal.” A newspaper article from 1956 indicates the slaughterhouse processed a monthly average of 200 head of beef, 400 to 500 hogs, and a few sheep. The rendering plant prepared animal byproducts including tallow and meat meal used for livestock feed. Animal hides were shipped to tanneries. After the animals were killed they were dumped into scalding water containing antiseptic. No other chemicals were used in the processing (Bozeman Daily Chronicle, 1956). 5.1.2 Sanborn Fire Insurance Maps In the late nineteenth century, the Sanborn Company began preparing maps for use by fire insurance companies. These maps indicate construction materials of specific structures in developed urban areas. These maps were updated and expanded geographically periodically through the 20th century. Sanborn Maps of the site vicinity were reviewed online at http://sanborn.umi.com/. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 9 Tetra Tech Project 114-560359.100 5.1.3 Review of Aerial Photographs Reasonably available aerial photographs depicting development of the Site and vicinity were reviewed at periodic intervals, as summarized below. Evaluation of aerials is controlled by aerial photograph scale and quality. Aerial photographs prior to 1961 were not available for this project. Copies of noteworthy aerials are presented in Appendix C. AERIAL PHOTOGRAPH SUMMARY Date Source of Aerial Photo ID No. 7/24/1961 Montana Dept. Transportation 44-7 & 44-94 Overview - The 1961 aerial photograph indicates that the area surrounding the Site was largely agricultural; both irrigated and non-irrigated fields. Southeast of the intersection of Griffin Drive and Highway 86 was a municipal water treatment plant and otherwise sparse development. The property within the interior boundary of the five Site properties appeared to contain stockyards with multiple pens and corrals proximal to a railroad spur. 7/24/1961 (continued) Montana Dept. Transportation 44-7 & 44-94 Bridger View - In 1961, land use at the Bridger View property was vacant land with the exception of what appears to be a debris pile along the east portion of the south boundary. Adjoining properties consisted of vacant land to the west and northwest, several residences to the north, and the other Site properties to the east and south. Henderson - The majority of the Henderson property was vacant land. Several buildings exist in the east portion of the property appear to be a residence and two outbuildings. Adjoining properties consist of vacant land to the west and south of the west portion of the property, a large stockyards complex west of the east portion of the property, and the other Site properties to the north and east. L Street - In 1961, a number of buildings were present on the Site but their use isn’t apparent. The Rocky Creek flows through the property with some adjoining areas of heavy vegetation. A railroad spur was present along the SW-NE boundary of the property. Adjoining properties consisted of: rangeland and an irrigation ditch to the east, agricultural land to the south, a large stockyards complex to the northwest, and other Site properties to the northeast and west. Turner-Griffin - A driveway at the north corner of the property accesses a cluster of agricultural buildings in the central portion and the remainder of the property appeared to be irrigated fields. The alignment of the railroad may border the property on the south. Adjoining property consisted of irrigated agricultural land to the south, vacant land west of the north portion, a large stockyards complex to the northeast, and other Site properties to the east and west of the south portion. Turner II - The west portion of the Turner II property appears to be a cultivated field which may have been cut for hay. The east portion of the property appears to be irrigated pasture. No structures are visible. Adjoining property consisted of irrigated land to the south, vacant land to the north and west, and a Site property to the east. 4/27/1972 Montana Dept. Transportation 228-112 Overview - The vicinity of the Site showed little change from the 1961 aerial photograph; the area is largely agricultural with scattered residences. The infrastructure of the stockyards continued to be visible in the area central to the Site properties. Bridger View - The eastern portion of the Bridger View property had been developed with a mobile home park with a number of trailers situated along several roadways. The west portion of the property continues to be vacant. Little change is apparent to adjoining property with the exception of several new commercial buildings north of the west portion of the property. Henderson - In 1972, the Henderson property appeared to previous observations of vacant (agricultural) land on the west and several buildings on the east. Changes to adjoining property were not apparent. Turner II - No changes are visible on these properties from observations made of the 1961 aerial photo. Adjoining properties also appeared unchanged. Turner-Griffin - A pond had been built in the southwestern portion of the Turner-Griffin property. Other features appeared similar to the conditions described in the 1961 aerial photograph. Adjoining property also appeared unchanged. 5/5/1980 Montana Dept. Transportation 387-161 Overview - The vicinity of the Site showed significant commercial development had occurred north of Highway 86 and areas along Griffin Road were becoming developed. It appears that the wastewater treatment plant had been removed and some additional development had occurred at the stockyards. Property to the west and south remained agricultural while property to the east was rangeland. Bridger View - The 1980 aerial photograph indicates that the mobile home park had been extended to include the east portion of the Site property. Numerous trailers had been moved onto the Site along several loop roads with access from Highway 86. Adjoining property included a number of commercial buildings north of the west portion of the property. Land use associated with other adjoining properties appeared similar to observations in 1961 and 1972. Henderson, L Street, Turner-Griffin, Turner II - No changes are visible on these properties from observations made of the 1972 Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 10 Tetra Tech Project 114-560359.100 AERIAL PHOTOGRAPH SUMMARY Date Source of Aerial Photo ID No. aerial photo. Adjoining properties also appeared unchanged. 8/12/1992 and 8/15/1995 MDT and MT NRIS 519-120 / Not Determined Overview - The 1992 aerial provides coverage of the Site vicinity which indicates additional commercial development along Highway 86 and Griffin Road, north and west of the Site, respectively. Areas to the east remained unimproved rangeland (Story Hill) and areas to the south remained agricultural. The 1995 aerial photograph is of greater resolution than the previous photos and provides greater details on the Site properties. Bridger View - Approximately 90 trailer homes were developed on the property along two cul-de-sacs and one loop road. Adjoining land use was similar to observations made of the 1980 aerial photograph. Henderson - The majority of the property appears to be agricultural land used to cut hay. Buildings on the east portion of the property included two residences, a larger outbuilding, and several small structures. Adjoining property consisted of a residence to the east and the stockyards to the southeast. L Street - Development consisted of a residence and at least three other buildings. Remaining areas of the property were vegetated with grass and trees. The railroad alignment is visible along the SW/NE property boundary; however, it’s not clear whether the railroad was active in 1995. Adjoining property consisted of the stockyards to the northwest, agricultural land to the south and rangeland to the east. Turner-Griffin -The majority of the property appeared agricultural with a group of buildings in the central area and pond at the southwest corner. Adjoining land use included the stockyards to the northeast and agricultural land to the south. Turner II - No improvements are present on the Turner II property; it appears to be agricultural land. Adjoining property included a number of commercial businesses on the west and agricultural land on the north and south. 8/27/2005, 7/22/2009, 9/4/2011 MT Natural Resource Information System Not Determined Overview - Increased commercial development is apparent in the Site vicinity; primarily along Highway 86 and Griffin Road. Bridger View - Between 2005 and 2001 a number of trailers had been removed from the mobile home park on the property. Commercial properties had been improved on adjoining property to the north. Henderson, L Street - No changes are visible on these properties from observations made of the 1992/1995 aerial photos. Adjoining properties also appeared unchanged. Turner-Griffin - Developments on the Site property appeared unchanged; however, a multi-building commercial storage facility had been developed on adjoining property to the west. Turner II - No improvements are visible on the Turner II property; however, a multi-building commercial storage facility had been developed on adjoining property to the north. Based on the review of aerial photographs, potential environmental concerns were noted on the following parcels:  Bridger View – Possible debris pile in the east portion of the property along the south boundary.  L Street – Railroad alignment along the north boundary.  Turner-Griffin – Possible railroad alignment along the south boundary. Further details on these features will be presented in subsequent sections of this report. 5.1.4 Polk City Directories Polk City directories include listings of residents, businesses and professional concerns organized both alphabetically by name similar to a telephone book, and alphanumerically by street name then specifically by street address. Older directories used in this study were made available through the Montana Historical Society Library in Helena. Listings were reviewed on 10year intervals and researched by possible names of businesses to identify facilities suggesting use, generation, storage, treatment or disposal of potentially hazardous materials or petroleum products. Listings for the Site properties are presented in the following table. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 11 Tetra Tech Project 114-560359.100 POLK CITY DIRECTORY LISTINGS ON SITE Year Listing Address Listing Name Associated Site Property 1942 NE of city Vollmer Slaughterhouse L Street 1962 NE of city Vollmer and Sons Inc. L Street 1972 End L St Vollmer and Sons Inc. L Street 1982 Bridger Dr Bridger View Mobile Home Park Bridger View the Vollmer Slaughterhouse (1942-1962), and the Bridger View Mobile Home Park (1982). Property names potentially suggesting environmental concern include the slaughterhouse due to the industrial use that may have involved petroleum hydrocarbons and/or other chemicals. Review of the Polk Directories for properties in close proximity to the Site shows that the Idaho Pole Company (IPC) began operating in the 1940’s for lumber treatment. This facility is located hydraulically upgradient from the Site and is considered a Recognized Environmental Condition. The IPC is discussed in further detail in Section 5.3.1. 5.1.5 Ownership Review According to the Cadastral online database (http://giscoordination.mt.gov/cadastral/msdi.asp) and records reviewed at the Gallatin County Clerk and Recorder’s office, the current owner of all the properties under investigation is American Bank, with the exception the 0.055-acre Henderson parcel, which is owned by Blue Sky Development, LLC. Most of these properties were all acquired by American Bank at a Gallatin County Sheriff’s Sale in 2011. A summary of the deed review is presented in Appendix C. The ownership information did not reveal past owners of the Site or easements whose company titles or individual names suggest activities typically associated with the use, generation, storage or disposal of hazardous materials or petroleum products, with the following exceptions:  Bridger View - Montana Industrial Development Corporation was granted a railroad right-of-way easement in 1971. This easement does not appear to be part of the current property. The existence of railroad rights-of-way through some of the properties suggests potential environmental concerns. Treated cross-ties along the railroad spur that may have contaminated soil with polycyclic aromatic hydrocarbons (PAHs) which represents a recognized environmental condition. 5.1.6 Building Division Records The City of Bozeman Building Division was contacted for development permits and correspondence relating to properties comprising the Site. The following is a list of the information that was discovered: Bridger View Property: The former Bridger View Trailer Court at 28 and 75 Bridger View Drive had two demolition permits to move the trailers off the park. Permit application number 11-15712 had the final inspection completed on 3/5/2012. Permit application number 11-15711 had the final inspection completed on 11/28/2012. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 12 Tetra Tech Project 114-560359.100 5.1.7 Fire Department Records The City of Bozeman Fire Department was contacted for information related to fuel storage tanks, chemical storage, and/or response calls at the Site. No information was available about the Site. 5.1.8 Other Historical Records A Phase I ESA was completed on the Turner-Griffin, and L Street properties in 2005 by Maxim Technologies, Inc. on behalf of Mr. Robert Dineen, of GoBuild (Maxim Technologies, 2005). This report, provided by the Client, was reviewed and relevant information has been incorporated herein. 5.2 Physical Setting Information The physical setting of the Site was determined through a review of published reports and maps depicting topography, soil, and geologic information. This information is useful in predicting contaminant movement in the environment. 5.2.1 Topography The U.S. Geological Survey (USGS) Bozeman, Montana 7.5-minute topographical map (1987 Provisional Edition) was consulted for information on topographic features in the vicinity of the Site. A 1953 USGS 15- minute topographic map of Bozeman was also reviewed. Google Earth was used to determine slope and elevation. The 1987 topographic map indicates the Site was located approximately ½ mile northeast of the urban portion of Bozeman. Rocky Creek flows in a northerly direction through several of the Site properties. The map indicates that topography is relatively level with riparian areas along the creek and river. Specific details on the individual properties are presented below. Bridger View - The 1987 map shows a notation for a trailer park. It had a loop road and two lanes providing access from the road on the north. The 1953 map shows the property as vacant land. Elevation ranges from 4,720 feet on the west portion of the property to 4,740 feet on the east. Henderson - The 1987 topographic map shows approximately six buildings were located at the northeast corner of the property. An abandoned building is the only symbol shown on the 1953 map. Both maps show the south boundary of the property adjoined Rocky Creek and its confluence with the East Gallatin River. Elevation ranges from 4,720 feet on the west portion of the property to 4,738 feet on the east. L Street - The 1953 map shows the property had one building and was crossed by railroad spur s along the east and west sides. The Gallatin River also crossed through the property. The 1987 map shows only the west railroad spur was present but two building symbols. Elevation ranged from 4,750 feet along the east boundary to 4,740 feet on the west. Turner-Griffin - The property is shown as vacant land with a pond near its southwest corner. A railroad spur is shown bordering the south boundary. Elevation ranged from 4,729 feet on the north to 4,745 feet on the south. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 13 Tetra Tech Project 114-560359.100 Turner II - The property is shown as vacant land with Bozeman Creek along its west boundary. Elevation ranged from 4,737 feet along its north boundary to 4,747 feet at its southwest corner. 5.2.2 Soil Conditions Soils in the Bozeman area are generally derived from soft tertiary aged valley-fill sediments (Veseth and Montagne, 1980). Soils in the vicinity of the site are very deep and well drained and are formed on alluvium with surface slopes approximately 0 to 2%. SSURGO soil survey maps indicate soil in the vicinity of the Site consists of loam from 0 to 6 - 29 inches, and gravelly clay loam or sandy clay loam from 29 to 49 inches, and clay loams with cobbles to 60 inches below ground surface. The corrosion potential for uncoated steel is rated as moderate to high, and the corrosion to concrete is rated as low to moderate. The Natural Resource Conservation Service soil report can be found in Appendix D. 5.2.3 Regional and Site Geology According to Montagne et al. (1982), the geology of the Gallatin Valley in the Bozeman area is dominated by Quaternary age alluvium consisting of silt, sand, and gravel. Tertiary age sediments and sedimentary rocks are present and consist of poorly consolidated gravel, sand, silt and clay, containing lenses of bentonite. Quaternary and Tertiary deposits were in part formed by the transport of clastic material from surrounding mountain ranges by streams and alluvial fans. Local mountain ranges are comprised of rocks from many different geologic ages, including Precambrian age schists and gneiss, and Cambrian through Cretaceous age sedimentary rocks. Parent materials of valley fill are sandstone, limestone, siltstone, and shale formations. 5.2.4 Regional Groundwater Conditions Groundwater generally occurs at shallow depths in the vicinity of the Site. Well log information available from the Montana Bureau of Mines and Geology Groundwater Information Center (GWIC) online database (http://mbmggwic.mtech.edu/) indicates that groundwater in the vicinity of the Site can occur within 12 feet of the surface. Regional groundwater averages range from 10 to 15 feet below ground surface. During recharge times, levels may actually reach ground surface. Groundwater flow in the vicinity of the Site is toward the north-northwest based on flow directions of Bozeman Creek and Rocky Creek. The GWIC report indicates 308 wells exist within a ½ mile radius of the Site. The wells range in depth from 1.5 to 228 feet below ground surface (bgs). Static water levels range from 1 foot to 120 feet. Water yield ranges from zero to 1,200 gallons per minute (gpm). According to the GWIC report, 10 wells exist within the Site boundary with depths ranging from 10 to 190 feet, static water levels ranging from three to 12 feet bgs, and yields of up to 110 gpm. Wells were installed in 1948, 1955, three from the 1960s, three from the 1970s, and the remaining two from the 2000s. The data implies that most of the wells were installed for domestic and irrigation purposes and first groundwater is generally very shallow. The GWIC query report can be found in Appendix D 5.3 Regulatory Review The purpose of the records review is to obtain and review reasonably ascertainable records that will help identify recognized environmental conditions that could affect the Site. Records are maintained by EPA and Montana Department of Environmental Quality (MDEQ). Tetra Tech performed a review of Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 14 Tetra Tech Project 114-560359.100 these records on June 5, 2012. As noted under ASTM E 1527-05, information requested and not received within 20 days after the report date will not be incorporated into this report. Appendix E presents regulatory review database references. The Site was not identified on any of the databases reviewed. A summary of the database information in the site vicinity within ASTM minimum search distances (MSD) appears in the table below, followed by further discussion. A map of all sites within the MSD is attached as Figure 3. SUMMARY OF REGULATED FACILITIES IN THE VICINITY OF THE SITE MSD (Radius) Data Source Databases Searched # of Facilities Identified Federal Databases 1.0 mile EPA National Priorities List (NPL) http://www.deq.state.mt.us/FedSuperfund/Index.asp MDEQ Remediation Division Federal Superfund List 1 0.5 mile EPA Comprehensive Environmental Response, Compensation, and Liability Information System (CERCLIS) and CERCLIS No Further Remedial Action Planned (NFRAP) http://www.epa.gov/enviro/ EPA’s EnviroFacts 3 1.0 mile EPA Resource Conservation and Recovery Act (RCRA) facilities under Corrective Action (CORRACTS) http://www.epa.gov/enviro/ EPA’s EnviroFacts 0 0.5 mile EPA RCRA Treatment, Storage, and Disposal (TSD) facilities http://www.epa.gov/enviro/ EPA’s EnviroFacts 0 Property & Adjoining EPA RCRA database for Generator Facilities http://www.epa.gov/enviro/ EPA’s EnviroFacts 0 Property National Response Center Emergency Response Sites http://www.nrc.uscg.mil/foia.html National Response Center database 0 State Databases 1.0 mile MDEQ Comprehensive Environmental Cleanup and Responsibility Act (CECRA) – State Superfund http://www.deq.state.mt.us/StateSuperfund/SrsReports.asp MDEQ Remediation Division CECRA Priority List 5 0.5 mile MDEQ Voluntary Cleanup and Redevelopment Act (VCRA) http://www.deq.state.mt.us/StateSuperfund/SrsReports.asp MDEQ Remediation Division VCRA Registry 0 0.5 mile MDEQ Brownfield Registry http://nris.mt.gov/deq/ remsitequery/rrs.aspx?qt=rrs&type=BROWN MDEQ Remediation Response Query System 0 0.5 mile MDEQ Water Quality Act (WQA) database http://www.deq.state.mt.us/StateSuperfund/SrsReports.asp MDEQ Remediation Division WQA Priority Sites 1 0.5 mile MDEQ Landfill and/or Solid Waste Disposal Facility List and Closed Landfill List http://maps2.nris.state.mt.us/mapper/PLSSSearch.asp MDEQ Closed Landfill List , NRIS Digital Atlas of Montana 0 0.5 mile MDEQ Leaking Underground Storage Tank (LUST) List http://www.deq.state.mt.us/rem/InformationSystems/USTDow nloads.asp MDEQ Remediation Division LUST list 5 Property & Adjoining MDEQ Registered Underground Storage Tank (UST) List http://www.deq.state.mt.us/rem/InformationSystems/USTDow nloads.asp MDEQ Remediation Division UST list 4 Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 15 Tetra Tech Project 114-560359.100 5.3.1 Federal Database Information The following sections present the results of the federal database records search for the Site and vicinity. The information presented herein is only as accurate as the information obtained from the databases searched as part of this Phase I ESA. Federal CERCLIS List The Comprehensive Environmental Response, Compensation, and Liability Information System (CERCLIS) database of Superfund sites was reviewed for National Priority List (NPL) facilities and non-NPL facilities. Federal National Priority List Facilities NPL facilities are those at which response actions include “long-term remedial response actions, that permanently and significantly reduce the dangers associated with releases or threats of releases of hazardous substances that are serious, but not immediately life threatening.” EPA designates NPL facilities as Proposed, Final and Deleted (or delisted). Proposed facilities are facilities that have been proposed for listed on the NPL list, but a final rule to list the facility has not yet been promulgated. Final designated facilities are those that have been finally listed as a high priority facility. Deleted NPL facilities are those facilities where no further action is appropriate because the release(s) at the facility poses no significant threat to public health and the environment. Tetra Tech searched the EPA’s Envirofacts online Superfund List. One NPL facility was identified within 1.0 mile of the Site; Idaho Pole Company (Figure 3). The Idaho Pole Company (IPC) began preserving wood products using creosote in 1945. In 1952 they switched to pentachlorophenol (PCP) in carrier oil as the preservative. Pole treating operations were terminated in 1997. In 1978 the MDEQ found evidence of oily wood treating fluid in ditches near the facility. In 1992 the EPA prepared the Record of Decision (ROD) for the facility and determined that granulate activated carbon would be used to treat groundwater at the facility, these activities began in 1997. By 2000 the land treatment areas had met the ROD cleanup levels for PCP and polycyclic aromatic hydrocarbons (PAHs) and excavation activities had been completed. Monitoring continues as contaminants of concern still exist. The IPC facility is hydraulically upgradient of the properties associated with this Phase I ESA. The most downgradient impacted residential well is located approximately 250 feet due south of the L Street property. As of September 2009, groundwater in the residential well contained PCP concentrations of 4.2 micrograms per liter (µg/L), which exceeds the MDEQ maximum contaminant level (MCL) of 1 µg/L. The EPA has instituted a groundwater control area (GCA) that extends as far north as the southern portion of the L Street property. While the boundary does bisect the property, analytical results from environmental reports state that groundwater is clean. According to Lisa Dewitt, the MDEQ project manager for the facility, in a conversation on July 12, 2012, a substantial buffer has been created around the contaminated zone for protection of human health and the environment. Ms. Dewitt also stated in an email that there is no record of groundwater ever being sampled at the L Street property (Appendix G). As long as the Institutional Controls are observed there is no liability to the land owner. The Institutional Controls are described in further detail in the Federal Institutional Control/Engineering Control Registry section below. For the reasons stated above the IPC facility is considered a recognized environmental condition for the L Street, the Turner-Griffin, and the Turner II properties. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 16 Tetra Tech Project 114-560359.100 Federal Non-National Priority List Facilities Non-NPL sites include facilities removed from the proposed NPL, facilities withdrawn from the final NPL, facilities being addressed as part of another NPL facility, and all other non-NPL facilities. At non-NPL facilities, EPA may conduct short-term removals, where actions may be taken to address releases or threatened releases requiring prompt response, or no action may be taken at a non-NPL facilities. Tetra Tech searched the EPA CERCLIS database and identified no CERCLA or NFRAP facilities within the 0.5- mile search radius. Federal Resource Conservation and Recovery Act (RCRA) Facilities The RCRA is the federal statute that regulates hazardous waste activities involving generation, treatment, storage, disposal, and/or recycling of solid and hazardous waste. Facilities under corrective action (CORRACTS), non-CORRACTS facilities, and treatment, storage, and disposal (TSD) facilities, and hazardous waste generators were identified within the Site vicinity. No CORRACTS facilities were identified within 1.0-mile of the Site. No non-CORRACTS facilities were identified within 0.5-mile of the Site. One Conditionally Exempt Small Quantity Generators (CESQG) is located in close proximity to the Site, and one facility had a RCRA violation since 1999. A CESQG can generate 100 kilograms or less per month of hazardous waste, or 1 kilogram or less per month of acutely hazardous waste. The following RCRA facilities exist within 0.5 mile of the Site;  Baileys Quality Auto Service is located at 517 Bryant Street and generally adjoins the Turner II property on the west. It is a CESQG facility with no violations.  Barnard Construction Company is located at 701 Gold Avenue and is approximately 700 feet south of the Turner II property. It has had one RCRA violation. According to MDEQ, the facility was inspected on May 16, 2001 and failed to produce 3 years of manifests for RCRA materials. This is not considered to be a significant violation or a recognized environmental condition. See Appendix E for records pertaining to this event.  Bozeman Refinishing is located at 505 East Bond Street and is approximately 700 feet west of the Turner II property. It does not generate enough RCRA waste to be an environmental concern.  Mahurin Excavation & Drilling is located at 1606 Gold Street and adjoins the Turner II property on the west. It does not generate enough RCRA waste to be an environmental concern.  Ron’s Auto Repair is located at 411 Bond Street and is approximately 850 feet west of the Turner II property. It does not generate enough RCRA waste to be an environmental concern.  Wild West Shirt Company is located 1400 North Rouse Avenue, approximately 1,000 feet southwest of the Turner II property. It does not generate enough RCRA waste to be an environmental concern. Since there have been no significant hazardous waste violations at these facilities; they do not represent an environmental concern to the Site at this time. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 17 Tetra Tech Project 114-560359.100 Federal Institutional Control/Engineering Control Registry Institutional controls are non-engineered actions implemented to limit or prevent exposure to hazardous substances left in place at a facility. Institutional controls may also be used to ensure effectiveness of the chosen cleanup remedy. Easements, zoning ordinances, and restrictive covenants are examples of institutional controls. Engineering controls are physical measures implemented to remove, isolate, ventilate, or minimize or control exposure to hazardous substances. A search of EPA records for the NPL facility shows that institutional controls do exist in the vicinity of the IPC former wood treating facility for soil and groundwater. A Soil Management Plan (SMP) encompasses 4.1 acres of land south of Interstate 90, and does not directly affect the Site. However, the CGA encompasses a much larger area that extends to the southern portion of the L Street property. The 2011 SMP prepared by Hydrometrics, Inc. states the following: “Excavations within the CGA are limited to depths above ground water saturated soil. In the event that soils within the specified area must be disturbed, and approval has been granted by EPA and DEQ [MDEQ], the following list provides guidance as to the general health and safety precautions that must be in place to protect human health and the environment.” The above referenced list of health and safety precautions describes specific requirements for management of contaminated soil and groundwater, worker training and personal protection equipment, having a site specific health and safety plan, decontamination measures for excavation equipment, and access restrictions during the project. For information on specific details the 2011 SMP is attached in Appendix E. For the reasons stated above the IPC facility is considered a recognized environmental condition for the L Street property. Federal Emergency Response Notification System Tetra Tech reviewed data obtained from the National Response Center, Toxic Release Inventory, and Right- to-Know network to obtain data regarding emergency responses associated with the Site. These databases indicated no emergency response notifications associated with the Site. 5.3.2 State Database Information The following sections present the results of the state database records search for the Site and vicinity. Tetra Tech consulted the NRIS online database for this Phase I ESA. The database includes electronic information on a wide-variety of topics including property, environmental, and ecological data. MDEQ indicates the data on NRIS is updated every Friday. The data presented herein is only as accurate as the information presented on NRIS and/or the MDEQ website. Montana Comprehensive Environmental Cleanup and Responsibility Act Facilities Comprehensive Environmental Cleanup and Responsibility Act (CECRA) facilities are also referred to as state superfund sites. Tetra Tech reviewed MDEQ’s list of CECRA facilities within 1.0-mile of the Site. Tetra Tech’s search identified the following CECRA facilities within the 1.0-mile radius; Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 18 Tetra Tech Project 114-560359.100  Bozeman Old City Landfill is inactive and operated from 1962 through 1970, and is approximate 1/3 mile northwest of the Site.  Developmental Technologies is an inactive electroplating facility that operated until 1976, and is approximately ¼ southwest of the site.  The Mercer Post Plant is an inactive wood treating facility that operated from 1970 to 1974, and is approximately ¼ mile west of the site.  Lattice Materials is a former storage facility that operated from 1958 to 1988 and is a current power substation, and is approximately ¼ southwest of the site.  Montana Rail Link Asbestos is an inactive railroad ore loading area that operated from the 1930s to the 1950s, and is approximately ½ mile south of the site. None of CECRA facilities represent an environmental concern to the Site due to their location hydraulically downgradient and/or distance from the Site. Montana Voluntary Cleanup Program Facilities The Voluntary Cleanup and Redevelopment Act (VRCA) was developed to permit and encourage voluntary cleanup of facilities where releases or threatened releases of hazardous or deleterious substances exist. Tetra Tech reviewed the MDEQ list of Voluntary Cleanup Program (VCP) facilities within 0.5-mile of the Site. Tetra Tech’s search identified no VCP facility within the 0.5-mile radius. Montana Brownfield Facilities The brownfield facilities listed in the MDEQ database are those properties that have been or are currently part of brownfield assessment, cleanup, and/or redevelopment activities. Brownfield properties are those with real or perceived contamination. Tetra Tech reviewed the EPA list of brownfield facilities within 0.5- mile of the Site. No State brownfields facilities were identified within the search radius. Water Quality Act Facilities Water Quality Act (WQA) facilities are properties that typically require long-term soil, surface water, and/or groundwater remediation and monitoring. This MDEQ program addresses those facilities not included in other MDEQ programs (i.e., CECRA). Tetra Tech reviewed the MDEQ list of WQA facilities within 0.5-mile of the Site. Tetra Tech’s search identified one WQA facilities within the 0.5-mile radius; Exxon Terminal Bozeman. This facility is approximately 1,500 feet west of the Bridger View and Henderson properties and is not considered an environmental concern because of its location hydraulically to cross-downgradient. Montana State Landfill and/or Solid Waste Disposal Facility MDEQ listed landfills or dumps are those that are either closed or open facilities. Tetra Tech reviewed the MDEQ’s list of landfill/solid waste facilities within 0.5-mile of the Site. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 19 Tetra Tech Project 114-560359.100 Tetra Tech’s search identified no active landfill/solid waste disposal facilities within the 1 mile search radius; however, the Bozeman Old City Landfill is located 1/3 mile northwest of the Site and is discussed in the Montana CECRA section above. Montana Leaking Underground Storage Tank Facilities Leaking Underground Storage Tanks (LUSTs) are facilities where contamination is present from former and/or current underground storage tanks (USTs). Tetra Tech searched the MDEQ database of LUST facilities within 0.5-mile of the Site. Tetra Tech’s search identified five LUST facilities within the 0.5-mile radius, as presented below. LUST FACILITIES WITHIN SEARCH RADIUS (Use with Figure 3) Facility Name/Location Distance & Direction from Site Apparent Gradient from Site Date of Release Resolved Date Gene Ballinger/ 917 Bridger Drive Adjoining to Bridger View Property to the north Downgradient 9/26/89 6/6/91 Harrington Pepsi Cola/ 105 Bridger Center Drive 500 ft west of the Henderson Property Crossgradient 3/21/97 11/15/04 Farmers Union Central Exchange/ 318 W Griffin Drive ¼ mile west of the Henderson Property Crossgradient 7/23/93 8/12/93 Bozeman Service Center / 121 E Griffin Drive ¼ mile west of Henderson Property Crossgradient 10/11/89 2/1/90 MDOT Bozeman Site/ 907 N Rouse Ave ½ mile southwest of Turner II Property Crossgradient 3/31/92 7/22/08 At the LUST facilities identified above, remediation has been performed to the satisfaction of MDEQ and the leak cases are “resolved”. Therefore, they do not represent an environmental concern to the Site. No information was available from MDEQ on the former USTs that operated at the L Street property. The former owner indicated that the tanks leaked while in service (see interview with Tom Deibele, Section 7.0). Montana Underground Storage Tank Facilities Underground storage tank facilities are those where there are or were registered USTs. Unless these facilities are also listed on MDEQ’s LUST facility list, they have no known contamination associated with them but are identified here because of the potential for contamination. Tetra Tech searched the MDEQ database for UST facilities at the Site and adjoining property. Tetra Tech’s search identified four UST facilities on properties adjoining the Site, as summarized in the following table. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 20 Tetra Tech Project 114-560359.100 UST FACILITIES WITHIN SEARCH RADIUS (Use with Figure 3) Facility Name/Location Distance & Direction from Site Apparent Gradient from Site Active Yes/No Comments Gene Ballinger/ 917 Bridger Dr Adjoining to Bridger View Property to the north Downgradient No 3 USTs; Resolved LUST Harrington Pepsi Cola Bottling Co./ 105 Bridger Center Dr 500 ft west of the Henderson Property Crossgradient No 1 UST; Resolved LUST Matzinger Electric Inc. 907 Bridger Drive Adjoining to Bridger View Property to the north Downgradient No 1 UST Panda Enterprises 621 Bridger Drive Adjoining to Bridger View Property to the north Downgradient Yes 3 USTs Three of the four adjoining UST facilities have had their tanks removed and are not an environmental concern to the Site as they have been closed and/or remediated in accordance with MDEQ guidelines. The active UST facility, Panda Enterprises, also does not represent an environmental concern to the Site since its tanks are in compliance with leak detection and overfill protection and it is located hydraulically downgradient from the Site. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 21 Tetra Tech Project 114-560359.100 6.0 SITE RECONNAISSANCE The objective of the Site reconnaissance is to obtain information indicating the likelihood of identifying ASTM recognized environmental conditions in connection with the Site to the extent not obstructed by bodies of water, adjacent buildings, or other obstacles. 6.1 Site Observations The Site and adjoining properties were visually observed on June 19 and 20, 2012 by Tetra Tech Environmental Professionals Nicholas Sovner and Mark Pearson. The purpose of the reconnaissance was to note visual or olfactory evidence of recognized environmental conditions. Additionally, reconnaissance of adjoining properties was performed to identify land use and associated potential recognized environmental conditions. Figures 2A-2G presents the Site features, Site photographs are contained in Appendix F. 6.1.1 Site Overview and Current Use The Site consists of five properties comprised of 9 parcels of land within the city limits immediately northeast of Bozeman, Montana. The parcels consist of approximately 76 acres of mixed agricultural, residential, and commercial/industrial land. Currently the Site is unoccupied and many of the buildings are boarded up to prevent trespass. Bridger View Property Until 2012 the property was used as a trailer court (Figure 2A). The property is currently vacant with one small pump house of wood construction. It is vegetated with grass. The road infrastructure and bare soil associated with individual mobile home sites are present. The property was served by a well and public water system. Other utilities include municipal sewer, and overhead electric. The property is accessed by Bridger Drive which forms the northwestern and northern borders. Henderson Property Buildings on the Henderson property consist of one residential house, one barn, and one trailer home, all of which are unoccupied (Figure 2B). The residential house was originally built in 1918, consists of a concrete foundation, wood construction, and vinyl siding. It has a basement and a main floor which totals 1,640 sq ft and is heated by natural gas forced air. A well is located adjacent to the entrance. The barn consists of a pole frame, metal siding, and a dirt floor. The structure encloses 6,480 sq ft and was built in 1987. The trailer home is of standard single-wide construction but was not entered during the investigation as it was inaccessible due to the boarding of doors and windows. Areas of the property not covered by buildings are vegetated with grass, shrubs and trees. The property is served by municipal sewer, overhead electric, and underground natural gas. Rocky Creek forms the south boundary of the property. L Street Property Property improvements consist of a former slaughterhouse building, a former rendering plant building, a seven-bay storage building and a private residence (Figure 2E). The former slaughterhouse building is connected to municipal water, and the residence is serviced by a well. The residence has a separate septic Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 22 Tetra Tech Project 114-560359.100 system and drain field, and all wastewater discharge from the slaughterhouse building passes through a septic tank and then into an open wastewater infiltration pit. Other utilities include overhead electric and underground natural gas. Areas of the property not covered by buildings are vegetated with grasses, shrubs and trees. Rocky Creek flows through the property. Turner-Griffin Property Property improvements consist of a main house, guest house with a tack room, a large garage that is used for storage, several shops, an attached storage area, several apartment units, and several small outbuildings (Figure 2F). The property is connected to municipal water and is serviced by two domestic septic systems. Other utilities include overhead electric and underground natural gas. Areas of the property not covered by buildings are vegetated with grasses, shrubs and trees. Watercourses crossing the property include two drainage ditches from Rocky Creek that feed a small pond in the southwest corner of the property. Turner II Property The Turner II property is vacant rural land with no structural improvements (Figure 2G). It is vegetated with grasses, shrubs and trees. Bozeman Creek borders the property on the west. 6.1.2 Description of Specific Site Features Topography Bridger View - The two parcels that form the Trailer Court are generally level. At the southern boundary is a berm approximately 10 feet high, which adjoins the Henderson property. Along the eastern boundary there is also a berm. Henderson - The four parcels that join to form the Henderson property are generally level with a section of Rocky Creek running along the southern boundary. A riparian zone exists along the southern boundary on either side of the river. L Street - The property is situated on generally level terrain. A railroad spur enters from the southeast but ends abruptly with a 10 foot drop in elevation leading down to the southeast field. Rocky Creek enters the property from the south and flows northwest leaving the property along the northwest boundary. A riparian zone on either side of the river exists. A pit lagoon is located to the south of the former rendering plant. Turner-Griffin - The property has level ground. A pond in the southwest corner of the site exists with a head gate allowing water to flow to the north. A wetland follows the stream path leaving the property then reentering the site from the west and flows to the northwest eventually joining Rocky Creek. Several wetlands in the northeast portion of the property are likely fed during spring runoff from the river which flows to the northwest just outside of the northeast boundary of the property. Turner II - The property is generally level. Bozeman Creek enters the southwest corner of the property and flows north creating a riparian zone along the western property boundary. Stormwater appears to infiltrate the properties. Runoff from adjoining sites does not appear to run onto Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 23 Tetra Tech Project 114-560359.100 any of the properties. Source of Drinking Water Drinking water at the Site is provided by either domestic wells or the City of Bozeman’s municipal water supply. The Bridger View property formerly had a public water supply provided by a well. Wells also provided drinking water at the Henderson property and L Street residential improvements. Municipal water is provided to the Turner-Griffin property and also to the rendering plant and slaughterhouse on the L Street property. Drinking water is not currently available Turner II properties. Sewage Disposal/Septic System There is no sewage disposal or septic system Turner II properties. Details on sanitary services at the other properties are summarized below. Bridger View - Each former trailer site has a single capped sewer pipe, indicating that the properties are serviced by City sewer. Henderson - A septic system is believed to have serviced the property. L Street - Two septic systems are located on the property. One system serves the residence and is on the east side of that building. It was installed during late 1970s or early 1980s and is recorded with the city/county. There is a second septic tank outside the slaughterhouse building where the wastewater first goes, before being discharged to an infiltration pit. Turner-Griffin - There are two separate septic systems at the Turner-Griffin property; one north of the main house and the other north of the apartment units. Storage Tanks and Associated Equipment No storage tanks or associated equipment were observed on the Bridger View, Henderson, Turner-Griffin, or Turner II properties. L Street - The former owner of the slaughterhouse stated in an interview that a UST basin existed on the property south of where the former railroad spur crosses the river, but there was no obvious surficial evidence of the tanks or soil staining when Tetra Tech personnel were on site. A previous Phase I ESA report (Maxim Technologies, 2005) indicated that a soil sample was collected from the tank basin when the tanks were removed; however, analytical results were not available. No information was available on the tank in MDEQ files. Therefore, the former tank basin on the L Street property represents a recognized environmental condition. Odors No odors suggesting an environmental concern were apparent on any of the properties. Several properties had non-operating refrigerators full of rotting food, piles of animal excrement, and/or non- functioning bathrooms which had been used by tresspassers which were emitting foul odors; however, they do not represent an environmental concern. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 24 Tetra Tech Project 114-560359.100 Pools of Liquid Pools of Liquid were not observed on any of the properties Surficial Staining or Stressed Vegetation Stressed vegetation and/or surficial staining were not observed on the Turner-Griffin, or Turner II properties. Bridger View - Each of the former trailer sites had bare or near bare soil with invasive weeds growing. Henderson - Inside the barn were several areas of soil staining believed to be motor oil or hydraulic fluid from farm equipment. Stains ranged from one by one foot to five by five feet. It is unknown whether they persisted with depth, and they do constitute a de minimus condition. Invasive weeds had spread around the area around the gravel pile and throughout the field. L Street - The middle bay in the storage unit is approximately 20 by 40 feet and has a gravel floor with evidence of oil stained soils spattered throughout the entire surface. It is unknown whether these stains persist with depth. The stains constitute a de minimus condition. Drums and Other Containers Drums and containers were not observed at the Bridger View, or Turner II properties. Henderson - One 55 gallon drum was observed inside the barn with no label and unknown contents. Also observed were 6 one-gallon paint cans, 10 one-gallon hydraulic fluid containers, several small containers of motor oil, less than 1 gallon of mineral spirits, 1 one-gallon container of universal solvent, 1 one-gallon container of transmission fluid, and 1 five-gallon container of tractor hydraulic fluid. No evidence of significant staining was present on the gravel floor of the barn. L Street - In the slaughterhouse there was 1 five-gallon container of paint and 1 one-gallon container of contact cement. A 29 gallon drum of SAE 10W-30 motor was observed under the outside stairs of the rendering plant. Inside the rendering plant were 10 gallons of paint, 1 gallon of motor oil, a container of crack filler, 5 gallons of Chem Tech ‘Acclaim’, and floor finisher. The drum and containers did not exhibit evidence of leakage or spillage. No secondary containment was present around the drum. Turner-Griffin - Inside the main house was 5 gallons of drywall adhesive, 1 gallon of drywall primer, ½ gallon of steam cleaner, detergent containers, sanitizer, 5 gallons of drywall glue, and 1 gallon of mastic primer. Inside the main shop were 8 Lahabra color packs, eight 60 pound bags of veneer plaster, fifty 5 gallon Dryvit buckets, 1 gallon of muriatic acid, a one gallon and a five gallon container were filled with used motor oil, 6 gallons of Spectrum silicone sealant, and two pallets of Lahabra stucco. These chemicals were stored inside the shop with a concrete floor, with the exception of the one gallon of used motor oil which was adjacent the north wall outside the shop. The containers did not exhibit evidence of leakage or spillage. They are not recognized environmental conditions but would necessitate disposal if the building was to be cleaned or demolished. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 25 Tetra Tech Project 114-560359.100 Unidentified Substance Containers No unidentified substance containers were observed on the Site properties with the exception of a 55- gallon drum on the Henderson property which is described above. Other Hazardous Substances Other hazardous substances were not observed on the Site properties. PCBs No equipment potentially containing poly-chlorinated byphenols (PCBs) was observed on the Bridger View or Turner II properties. Henderson - A power pole was lying on its side adjacent to river, the transformer was still attached to the but there was no evidence of staining or labels indicating PCBs were present. L Street - Both the slaughterhouse and the rendering plant were lit with fluorescent lights, which may have PCB-containing ballasts. Electric transformers on power poles were observed on the property but it is not known if these transformers contain PCBs. The transformers appeared to be in good condition with no evidence of leakage. Turner-Griffin - Electric transformers on power poles were observed on the Turner property. It is not known if these transformers contain PCBs. The transformers appeared to be in good condition with no evidence of leakage. Drains and Sumps Drains or sumps were not observed on the Bridger View or Turner II properties. Henderson - Drains were observed in the bathroom shower and the kitchen sink of the main residence. L Street - There was one floor drain inside the slaughterhouse and two in the rendering plant that are believed to drain into the lagoon south of the rendering plant. See Pits, Ponds and Lagoons section, below, for details on drain outlets. Drains were observed in the bathroom shower and the kitchen sink of the main residence. Turner-Griffin - An 8-inch PVC open pipe sticking up out of the ground appeared to have standing water approximately 3 feet below ground surface. A 3-foot sump (culvert) sticking up out of the ground along the southeast boundary of the property had standing water approximately 2 feet below ground surface. Drains were observed in the bathroom shower and the kitchen sink of the residential structures. These features do not represent an environmental concern. Pits, Ponds or Lagoons No pits, ponds, or lagoons were observed at the Bridger View, or Turner II properties. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 26 Tetra Tech Project 114-560359.100 Henderson - A dry L-shaped pit was observed near the driveway entrance. The pit appears to have been used for surface runoff and is not considered an environmental concern. L Street - The previous Phase I ESA completed on the property (Maxim Technologies, 2005) indicated that all gray and black wastewater from the slaughterhouse (including sewage and drainage from the kill floor) historically discharged into an open infiltration pit located immediately south of the old rendering plant. There is a septic tank outside the slaughterhouse building where the wastewater discharges, then the effluent runs directly into the pit. The water used to go through a separator, which still exists, but the owner bypassed the separator a number of years ago. In the previous report the property owner said a soil sample had been collected from the wastewater drainage pit several years ago, and the results indicated the presence of a solvent at concentrations below regulatory standards. Use of a drainage pit for disposal of industrial wastewater represents a recognized environmental concern since laboratory analytical data from past sampling is not available as documentation. Turner-Griffin - A manmade pond is located in the southwestern portion of the property. Solid Waste Disposal Bridger View Trailer Court - Some garbage debris and evidence of burn piles were noted. Henderson - There is a concrete and gravel pile in the center of the property and a sign that says “No More Dumping” which suggests that illegal dumping has been a problem in the past. L Street - Several debris piles exist along the southern portion of the property and east of the river. Piles contained wood, fencing material, historic wooden and metal carts. Garbage from trespassers exists inside the buildings that were entered. Turner-Griffin - A concrete pile was observed off the northwest corner of the main garage. Turner II - A wood pile was observed in the northwest corner of the property. Solid waste observed on the properties does not represent an environmental concern. Wastewater Discharges No wastewater discharges were observed on the HendersonL Street, or Turner II properties. Bridger View Trailer Court - Manhole covers were observed at the turnaround area at both driveways in the eastern parcel indicating runoff is discharged underground offsite. L Street - Historic discharges are discussed in the Pits, Ponds, and Lagoons section, above. Turner-Griffin - Wastewater generated is discharged to one of the septic systems. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 27 Tetra Tech Project 114-560359.100 Wells Bridger View Trailer Court - Two 2-inch PVC wells were observed on the northern border adjacent to the Bridger Road right-of-way. Henderson - A 2-inch PVC piezometer is located in the northeast portion of the largest parcel. L Street - Two 2-inch PVC piezometers were observed. One is located in the northern most corner of the property, and the other was located near the southwestern most corner of the property. Turner-Griffin - At the north end of the property a 2 and a 4 inch PVC piezometer was observed; at the south end a 2” and a 4” PVC piezometer was also observed; and, a 2-inch PVC piezometer was observed near the northeast corner of the main shop. Turner II - A stickup 2-inch PVC piezometer is located in the northwestern portion of the property. Piezometers noted throughout the Site are believed to be part of a wetland survey that was conducted when Sky Sterry and Tricia Wookey managed the Turner Ranch. The piezometers are not believed to have been associated with the IPC facility or any other chemical release, thus do not represent an environmental concern. 6.2 Adjoining Property Observations Adjoining properties were visually examined to make a cursory assessment of the current land use and its potential for recognized environmental conditions that may have impact on the Site. Reconnaissance of adjoining properties was performed by viewing land use from legal boundaries or by walking upon the adjoining properties that were legally accessible. Developments adjoining the Site are as follows: Bridger View North: Bridger Drive, then various commercial properties and office buildings including the Matzinger Electric, Inc., Gene Ballinger LUST facilities which are discussed in Section 5.3.2, above. East: The former railroad spur associated with the L Street property that is currently a bicycle path, Story Mill Road then, a private vacant parcel. South: The Henderson property adjoins to the south. West: The Henderson property adjoins to the west. Henderson North: Bridger View property and Bridger Road. The Panda Enterprises LUST facility and the Harrington Pepsi Cola UST facility are located across Bridger Drive and are discussed in Section 5.3.2, above. East: The former railroad spur associated with the L Street property that is currently a bicycle path, Story Mill Road, and the Story Mill are to the east. South: An open field, the Turner-Griffin property, and the Wake Up, Inc. stockyards are located across East Griffin Drive. West: A Boys and Girls Club adjoins to the west. L Street North: The Wake Up, Inc. former stockyards, Story Mill Road, and the Story Mill adjoin to the Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 28 Tetra Tech Project 114-560359.100 northwest and north, respectively. East: Story Mill Road and ranchland are to the east. South: A residential property owned by the IPC facility adjoins to the south. West: The Wake Up, Inc. former stockyards adjoin the northwest boundary. Turner-Griffin North: East Griffin Drive, then the Henderson property. Rock Creek then the Wake Up, Inc. stockyards are to the north of the east portion of the property. East: The Wake Up, Inc. former stockyards and the historic railroad spur are adjacent to the east. South: Residential properties and the former railroad spur are to the south. West: The Turner II property, a commercial storage business, and a field are to the west. Turner II North: A storage facility with two 55-gallon drums along the fence line. One of the drums is labeled as Rubinate 1081, Diisocyanate. The drums appeared intact with no evidence of spillage or leakage. East: The Turner-Griffin property is to the east. South: A commercial business gravel parking area and several RCRA facilities along Gold Avenue are to the south. West: Commercial properties including several RCRA facilities along Bond Street are to the west. Adjoining properties do not represent an environmental concern to the properties that comprise the Site. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 29 Tetra Tech Project 114-560359.100 7.0 INTERVIEWS Tetra Tech personnel interviewed people knowledgeable about the Site or conditions in the vicinity. A summary of these conversations are presented below. Records of these communications are contained in Appendix G. Bridger View and Henderson Properties Attempts were made to contact the current owner (American Bank) and past owner (Blue Sky Development) for an interview. Representatives from these organizations were not available. L Street Property Tom Deibele, the former owner of the L Street property, was interviewed on July 6, 2005 (Maxim Technologies, 2005). He stated that the property was used historically as a slaughterhouse and rendering plant beginning in 1938 and that a wastewater lagoon was used to handle wastewater from the operation. Slaughterhouse operations stopped in 1983. He then processed box beef until approximately 1988. Yellowstone game processing leased the building until 2004. Industrial uses at the site included fertilizer mixing/storage and woodworking. Mr. Deibele indicated he was aware that industrial chemicals were stored on the property. Mr. Deibele stated that he owned the property for about 30 years. He removed the hay shed and a few outbuildings, but everything else was left as it was when he bought the property. Several underground storage tanks were in-use on the property when he purchased it, but he took the tanks out of service and crushed them in the tank basin when he purchased the property because they were known to have leaked. The crushed tanks remained buried on the property until the spring of 2005 when they were removed. Mr. Deibele indicated that a soil sample was collected from beneath the crushed tanks and was submitted for laboratory analysis during a previous environmental investigation. He recalled that the soil sample results indicated the presence of some type of solvent, but that no regulatory standards were exceeded. He also indicated that groundwater samples were collected from the former wastewater infiltration pit, and again Mr. Deibele indicated the results indicated the presence of some type of solvent, but no regulatory standards were exceeded. Mr. Deibele also had a monitoring well installed in the southwest area of the property to see if there were impacts from Idaho Pole. Although the environmental report with sampling results is not available, he recalled the testing had shown that groundwater is clean. He said the creek that flows through the property had been polluted from Idaho Pole but it is now clean. Lisa Dewitt, the MDEQ Project Manager for the NPL Idaho Pole Company facility was contacted by Tetra Tech on July 12, 2012. She confirmed that the L Street property is partially within the GCA, but is likely outside the contaminated groundwater zone. She said that the IPC purchased the residential property to the south due to impacted groundwater issues. She also confirmed that there would be no liability to the L Street property owner as long as institutional controls were followed for any site development or excavations. She stated that a substantial buffer for the control area was instituted to ensure public safety. Turner-Griffin and Turner II Property Don Turner, previous owner of the property, was interviewed on July 7, 2005 (Maxim Technologies, 2005). He owned the property for 17 years and was not aware of any environmental issues at the site. The Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 30 Tetra Tech Project 114-560359.100 property was always used as a horse operation, and more recently a dryvit business had operated on the premises. Mr. Turner indicated that a wetland delineation had been done on the property as well. Mr. Turner indicated that he was aware that the Idaho Pole facility had contaminated groundwater in the site vicinity. He had his groundwater tested for pentachlorophenol a number of years ago and found that groundwater on the property had not been impacted. He said that the Montana Fish and Game Department had tested his pond for contamination and it was also found to be clean. He was not aware of other environmental concerns in the site vicinity but indicated that property west of the site had been used as an asphalt business. Sky Sterry and Tricia Wookey, property managers were interviewed on July 5, 2005 (Maxim Technologies, 2005). Mr. Sterry indicated that the property was used for light industrial and warehousing purposes. There are two shops, one had his backpack sewing business, and the other was rented to a dryvit business. He indicated that a water main and high-pressure natural gas line traverse the south side of the property. Both were known to have leaked; the water main was repaired this spring, and the property owner is following through on natural gas line. Ms. Wookey indicated that wetland survey conducted several years ago determined that all but approximately four of the 17 acres are wetland. Mr. Sterry and Ms. Wookey were not aware of environmental issues of concern on the site or adjoining property other than property west of the site had been used to store asphalt equipment and possibly waste from paving operations. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 31 Tetra Tech Project 114-560359.100 8.0 CONCLUSIONS AND RECOMMENDATIONS On behalf of the Trust for Public Land, Tetra Tech performed a Phase I ESA of sever properties consisting of five properties in in the northeast portion of Bozeman, Montana. The Phase I ESA was conducted in general accordance with ASTM Standard E 1527-05 and conforms to U.S. EPA’s Standards and Practices for AAI - Final Rule published November 1, 2005. Any exceptions to or deletions from this practice are presented in the appropriate sections of this report and in Section 2.0. Conclusions and recommendations are presented below. 8.1 Conclusions Based on the results of this investigation, the following conclusions may be drawn. Historical Recognized Environmental Conditions as defined by ASTM Practice E 1527-05 exist at those sites that have been remediated. No historical recognized environmental conditions were identified on the Site during this investigation. De Minimis Conditions as defined by ASTM Practice E 1527-05, generally do not present a material risk of harm to public health or the environment and would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies. De Minimis conditions are listed below.  Soil staining was observed on the Henderson property and is believed to have originated from petroleum based sources. It is unknown but unlikely that the staining persists with depth. Recognized Environmental Conditions as defined by ASTM Practice E 1527-05, are the presence or likely presence of any hazardous substances of petroleum products on a property under conditions that indicate an existing release, a past release, or a material threat of a release into the ground, groundwater or surface water of the property. The following RECs were identified:  The Idaho Pole (IPC) is a listed National Priority List (NPL) facility and has a groundwater control area (GCA) that bisects the L Street property.  Former railroad grades on the L Street property may contain residual soil impacts from PAHs associated with treated cross-ties.  A former lagoon/pit on the L Street property is known to have received industrial wastewater which reportedly contained solvents. Although the owner indicated that solvent concentrations were below reportable levels, without documentation this information cannot be relied upon.  One or more USTs operated on the L Street property and reportedly leaked while in service. The former owner stated that soil samples collected after tank removal indicated no impact from petroleum hydrocarbons; however, without documentation this information cannot be relied upon. 8.2 Recommendations Based on the results of this Phase I ESA, it is Tetra Tech’s opinion that further investigation of several of Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 32 Tetra Tech Project 114-560359.100 the properties that comprise the Site is warranted. Our recommendations are summarized below. Bridger View Property - Further investigation is not warranted. No recommendations are offered. Henderson Property  Collect one soil sample from each of the areas where surface soil staining was observed. L Street Property -  Samples should be collected and analyzed for PAHs to determine whether treated cross-ties associated with the former railroad spurs have impacted soil.  Collect subsurface samples from the former wastewater lagoon/pit to determine whether industrial waste may have impacted the property.  Collect subsurface samples from the former UST basin to determine whether petroleum hydrocarbons may have impacted the property.  Collect one soil sample from each of the areas where surface soil staining was observed.  Evaluate whether the fluorescent lights in the slaughterhouse and rendering plant may have PCB- containing ballasts that will require special disposal prior to demolition. Turner-Griffin Property- Further investigation is not warranted. No recommendations are offered. Turner II - Further investigation is not warranted. No recommendations are offered. Phase I Environmental Site Assessment Northeast Properties, Bozeman, MT July 2012 33 Tetra Tech Project 114-560359.100 9.0 ENVIRONMENTAL PROFESSIONAL STATEMENT We declare that, to the best of our professional knowledge and belief, that we meet the definition of Environmental Professional as defined in 312.10 of 40 CFR 312 and we have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. Appendix I contains qualifications of staff involved in the preparation of this report. We have developed and performed the all appropriate inquiry in conformance with the standards and practices set forth in 40 CFR Part 312. Prepared by: Nicholas Sovner Environmental Professional