HomeMy WebLinkAbout014a Phase I Environmental Site Assessment PHASE I
ENVIRONMENTAL SITE ASSESSMENT
Property Legal Description
Section 31, Township 2 South, Range 6 East, Certificate of Survey 885
North West '/4, of the South East '/4, Principal Meridian, Montana
Gallatin County
Prepared for
Bridger Center, LLC
450 Cherry Drive
Bozeman, Montana 59715
bridgercenterllou gmail.com
Prepared by
Bart Manion
Hydrologist(REPA)
Bozeman, Montana 59715
iwurccia;gmail.com
TABLE OF CONTENTS
1.0 INTRODUCTION.....................................................................1
2.0 SITE OVERVIEW.....................................................................1-2
3.0 SITE OWNERSHIP....................................................................2-3
3.1 Historic land use.................................................................3
4.0 SITE GEOLOGY.......................................................................3-4
5.0 SITE HYDROLOGY...................................................................4
5.1 Surface Water....................................................................4
5.2 Ground Water....................................................................5
6.0 SITE SOILS..............................................................................5
7.0 SITE VEGETATION.............................................
8.0 SCOPE.....................................................................................
8.1 Site visit and review of surrounding land use...............................5-6
9.0 SITE MITIGATION...................................................................6
9.1 Wetlands..........................................................................6-7
9.2 Homeless camps.................................................................7
10.0 AGENCYINQUIRY....................................................................7
10.1 US EPA NPL Sites..............................................................7
102 US EPA CERCLIS Data Base (Comprehensive Environmental.........8
Response Compensation and Liability)
10.3 Bozeman Landfill Soil Gas Study.............................................9
10.4 RECRA Lists (Resource Conservation and Recovery Act)...............9
10.5 UST(Underground Storage
Tanks)..........................................9
10.6 LUST(Leaking Underground Storage Tanks)..............................9-10
11.0 SUMMARY..............................................................................10-12
12.0 RECCOMENDATIONS...............................................................12-1
TABLE OF CONTENTS (cont)
13.0 LIMITATIONS............................................................................19
14.0 REFERENCES...........................................................................20
15.0 FIGURES
�:igure 1: Site Location Map (topographic)
Figure 2: Conceptual Site Plan
Figure 3: Detention Base,
Figure 4: Meander Scar Wetlands
Figure 5: Story Mill Spur Trail
Figure 6: Local Groundwater flow direction
Figure 7: Regional Groundwater flow direction
Figure 8: Homeless camps and debris
Figure 9: French Drain
Figure 10: Neighboring detention basin, overflow pipe from detention pond and
dead mature aspen trees
Figure 11: Saturated soil conditions
Figure 12: Mitigated Wetland
Figure 13: Mitigation of homeless camps
Figure 14: Mitigation of homeless camps
Figure 15: Bozeman Solvent Site
Figure 16: Bozeman Landfill Soil Gas Study
Figure 17: Bozeman Landfill Soil Gas Study site map
16.0 APPENDIXES
Appendix: A Property Report Card
Appendix: B Aerial Photo Documentation
Appendix: C Soil Types
Appendix: D Ground water Metadata report
Appendix: E Montana EPA NPL Sites
Appendix: F Montana CECRA Priority Sites
Appendix: G Resource Conservation Recovery Act (RCRA)
Appendix: H Underground Storage Tanks (UST's)
Appendix: I Leaking Underground Storage Tanks (LUST'S)
16.0 EXHIBITS Deed and Chain of Title
17.0 INTERVIEWS Tom Murphy, Bridger Center LLC,Joseph Urbani, Urbani and
Associates, and Joe Velli, Broker/Owner River Realty
Bridger Center LLC Phase 1 Environmental Site Assessment March 2019
1.0 INTRODUCTION
Bridger Center LLC is honored to submit a Phase I Environmental Site Assessment (ESA) in
compliance with DRC Memo - Bridger Meadows, January 18, 2019. The subject site is legally
described as:
Northwest 1/4 of the Southeast 1 A of Section 31, Township 1 South, Range ti
East, Principal Meridian, Bozeman, Montana, Gallatin County,
(Figure 1).
The objective in performing the Phase I ESA was to provide Bridger Center LLC a review and
interpretation of readily available public documentation on historical use and ownership of the
subject site. Historic records will help identify, define and explain potential environmental
problems or liabilities which may encumber the subject site. The ESA will enable Bridger Center
LLC an opportunity to satisfy due diligence requirements in accordance with the Comprehensive
Environmental Response, Compensation, and Liability Act, (CERCLA).
The ESA was completed in accordance with methods outlined in American Society for Testing
Materials, Standard Practice for, Phase I Environmental Site Assessments: ASTM Designation E
1527-93
This Phase I ESA involved an on-site reconnaissance, reconnaissance of adjacent properties, a review of
historic and current regulatory records, topographic maps, aerial photographs, local groundwater well
records, soils maps, and site utility records. Readily available Chain of Titled Ownership documents was
reviewed to assess historic use and ownership of the subject site.A Subject Site Investigation and Remedial
Mitigation report,(Joe Urbani and Associates Inc. 1993), was reviewed.Joe Urban(Urbani and Associates
Inc),Tom Murphy(Bridger Center LLC)and Joe Velli(River Realty LLC)were interviewed for this report.
This report summarizes the reported findings, limitations and recommendations arrived at the completion
of Phase I ESA.
2.0 SITE OVERVIEW
On September 10, 2018, the Bozeman City Commission granted conditional approval for the Bridger
Meadows Zone Map Amendment(Application#18-78). Annexation occurred at this time and the Property
is zoned Single Family Residential, R1.
Bridger Center LLC proposes an "Infill Project" consisting of 22 single family residential lots.
Approximately 5 to 6 acres of the12 acre subject site is slated for development, Conceptual Site
Plan, Morrison Maierle, 2018, (Figure 2).
In compliance with UDC 38.420.100.A.5, a parkland requirement of 0.70 acres has been set aside
at the south end of the subject site. The remaining parkland acreage may be used to create an onsite
Wetland Preserve.
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Bridger Center LLC Phase 1 Environmental Site Assessment March 2019
The 12-acre parcel of land is characterized by 3 meander scar wetlands, Palustrine scrub/shrub broadleaf
deciduous forest and upland fallow hay pasture grassland. The subject site southern and eastern edges
extending into the interior of the property consists of Palustrine scrub/shrub broadleaf deciduous
trees forested areas intermixed with wetland grasses. An upland grassy area, fallow hay pasture
land, makes up the remaining, (developable) acreage of the property, (TerraQuatic LLC, 2013).
The detention basin on the property is a mitigated meander scar wetland (Urbani and Associates,
1993). The detention basin borders the southern edge of the property and extends in a northwest
direction to the interior of the property, (Figure 3). The 3, meander scar wetland areas make up
the remaining lowest elevated areas of the Subject Site(Figure 4).
The south property line is bounded by commercial development off Commercial Drive. Resonon
Inc. Industrial Equipment supplier borders the southwest corner of the subject site. Precision
Automotive Repair 115 Commercial Drive, B&B Auto Repair 107 Commercial Drive, and Rocky
Mountain Furniture 103 Commercial Drive are located along the subject site's south property line.
The Links Condominiums dedicated parkland borders the property at the far southeast corner. The
Village Greens Townhouses borders the subject sites east side. Bridger Creek Subdivision Owners
Association dedicated parkland is located along the subject sites east and the northeast property
line. The City of Bozeman dedicated parkland borders the subject site along its entire west side.
The Story Mill Spur Trail bounds the subject sites east, north and west property lines, (Figure 5).
Bridger Meadows Project Site will be accessed off Birdie Drive. Birdie Drive will continue into
the development as Shady Glenn Lane and will terminate at a Cul-da-sac approximately 900 feet
from the intersection of where Shady Glenn Lane intersects with Birdie Drive.
A secondary/emergency access will enter the subject site from Bridger Center Drive. Utility
services provided by the City of Bozeman and Northwestern Services will enter the site through a
30-foot-wide utility easement off of the end of Birdie Drive. Services will travel along Shady
Glenn Lane and exit from the property to Boylan Road through an easement that traverses across
the neighboring Village Greens Townhouse Development property, (Figure 2).
3.0 SITE OWNERSHIP
• The earliest records on file at the Gallatin County Courthouse Clerk and Recorders office
indicate the subject site was originally part of a larger parcel of land owned by James A.
Osbourne and Beulah Osborne in 1929. The parcel of land was originally platted as property
located in the East %2 of the Northwest '/4 and the North %of the Southeast '/ and the Northeast
'/4 of Section 31, Township 1 South of Range 6 East.
• The Osborne's sold this entire parcel of land to Peter Nelson and Evelyn Nelson in 1964.
During this time period, a railroad easement was established diagonally across the property,
southeast to northwest. The railroad transported grain from Bozett:--- `� ,► ...._a
• In 1977 the Chicago, Milwaukee, ST. Paul and Pacific Railroad Company through a Quitclaim
process granted ownership of this easement to the'`•'c'"
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Bridger Center LLC Phase I Environmental Site Assessment March 2019
• In 1979 the property was subdivided and the 12-acre subject site was created. The 12-acre site
was sold by the Nelsons to H. B. Landoe F. D. Lichtenberg and Paul Boylan on a Land
Contract. In 1979 Paul Boylan relinquished his ownership of the property to H. B. Landoe F.
D. Lichtenberg with Title to the property still being held by the Nelson family. Paul Boylan
and H. B. Landoe F. D. Lichtenberg completed their transaction of sale with the Nelsons.
• Court records in 1980 indicate the Nelsons still held Deed to the subject site, with H. B. Landoe
F. D. Lichtenberg as contracted owners.
• In 1982 the subject site was forfeited by H. B. Landoe F. D. Lichtenberg back to the Nelsons.
• In 1982 the Nelsons sold the subject site back to Paul Boylan.
• In 1988 the subject site was purchased by Harry F. Stannebein and Sherman H. Veltkamp, S
& J Trust D, C & R Trust (LL-5 Trust), from Paul Boylan.
• Paul Boylan sold the subject site in 2003 to Roberta Moche and F. Delbrook Lichtenburg,
Tenants in Common. Upon Mr. Lichtenburg death in 2004 Roberta Moche became sole owner.
• Ms. Roberta Moche sold the property to Thomas Murphy, Bridger Center LLC in 2013.
• The 12acre site was annexed into the City of Bozeman and granted zoning designation single-
family residential, R-1.
• Currently, the property is proceeding through the entitlement process of preliminary and final
plat approval.
3.1 HISTORIC LAND USE
The subject site historically has always been used as agricultural land. Cultivated hay was the
primary crop. Some horse and cattle grazing took place on the property from time to time over the
years.
4.0 SITE GEOLOGY
The Gallatin Valley is bounded to the south by the Gallatin Range, the east by the Bridger Range
and the north by Horseshoe Hills. The western portion of the valley is relatively open as the
Gallatin River joins the Madison River to the west. The valley is an extensional tectonic basin
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Bridger Center LLC Phase 1 Environmental Site Assessment March 2019
within the Basin and Range Province which has been influenced by several compressional
deformational events prior to extension. Cenozoic sediments are 0-6,000 feet thick in the Gallatin
Valley; sediments rest unconformably on an erosional topography of complexly folded Archean
gneiss and amphibolite (Hackett et al, 1960). The Gallatin Valley is part of the Three Forks
structural basin, which was formed during the early Tertiary time. After the structural basin was
formed the Gallatin Valley was filled with as much 6,000 feet of Tertiary and Quaternary
sediments. This sediment consists of various homogenous mixtures of boulders, cobbles, gravel,
sand,clay and volcanic ash. The valley tilled sediments are capable of storing and supplying large
quantities of water at many locations throughout the valley. The proposed Bridger Meadows
subdivision development is located on a sloping formation of alluvial materials overlying Tertiary
and Quaternary age alluvial sediments, (Hackett et al, 1960).
5.0 SITE HYDROLOGY
5.1 Surface Water
The subject site is located approximately 360 feet east of the East Gallatin River. The East Gallatin
River flows 42 miles (68 km) in a northwesterly direction through the Gallatin Valley. Main stem
perennial streams Rocky Creek, Bozeman Creek, and Bridger Creek confluence to create the
headwaters of the East Gallatin River. The East Gallatin joins the main stem of the Gallatin River
2.3 miles north of Manhattan, Montana. Throughout its course, the river traverses mostly valley
floor ranch and farmland with typical summer flows of approximately 50 cu ft/s.
There is one ponded area of water on the subject site.The pond is a mitigated meander scar wetland
(Urbani and Associates 1993 - 1995)and is now utilized as a natural detention basin for the subject
site. The detention basin borders the southern edge of the property and extends in a northwest
direction to the interior of the property, (Figure 2). Three meander scar wetland areas comprise
the remaining lower elevated areas of the subject site, (Figure 3). The meander scar wetlands are
characterized by diverse palustrine emergent and scrub-shrub/ forested species of plants,
(TerraQuatic LLC, 2003).
Channels of the meander scar wetlands exhibited scour areas denuded of vegetation, possibly the
result of historic intermittent flows. In 2003 the City of Bozeman received permission from
property owners at the time to construct a stormwater detention basin within the southwest corner
of the subject site.
A stormwater ditch traverses the Bridger Meadows property along its eastern and northern
property line, (Figure 3). This conveyance ditch is located between the Story Mill Spur trail and
west side terrace of Boylan Drive, (Figure 8). The conveyance ditch accommodates stormwater
flows and sump pump water from the Bridger Creek Condominiums. A French Drain collects
and directs the sump pump water to a detention basin located approximately 100 ft north of the
Bridger Meadows north property boundary, (Figure 3, Figure 7). The detention basin is owned
and managed by Bridger Creek Subdivision Owners Association. Overflow from the detention
basin travels under the Story Mill Spur trail and enters the Bridger Meadow property at the
northwest corner. Water flows across the northwest corner of the Bridger Meadows property in a
west/southwest direction, (Figure 7).
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Bridger Cenler LLC Phase 1 Environmental Site Assessment March 2019
5.2 Groundwater
The subject site is situated on the Bozeman fan; a hydrologic unit identified in the Gallatin Valley
(Hacket et al, 1960). Alluvial deposits which comprise the Bozeman Fan are derived from the
Gallatin Range to the south, and thinning to the north, eventually interfingering with alluvial
deposits of the Gallatin and East Gallatin Rivers. Groundwater resources within the Bozeman Fan
have been widely developed for domestic water supply and agricultural irrigation. The
transmissivity of alluvial deposits within the Bozeman Fan has been estimated to average 48,000
gallons per day per square foot, (Slagle et al, 1992-93).
Regional groundwater flow is north to northwest and recharge occurs to the south at the Gallatin
Range Front, (Figure 7). Groundwater is recharged from rainfall,snowmelt, stream,and irrigation
ditch leakage. Local groundwater flow is in a north to the northwest direction at a gradient of
approximately 0.008ft/ft, (Hacket et al, 1960), (Figure 6). Groundwater elevations at the subject
site vary less than 12 inches from the surface of the soil within wetland areas and up in the fallow
hay pasture area static groundwater elevations are approximately 9.5 to 14 feet below ground
surface, GWIC Medidata report, (Appendix D).
6.0 SOILS
The subject site soil has been mapped as Enbar-Nythar loam,Sudworth-Nesda loam,and Blossberg
loam. Soil pits were excavated by TerraQuatic, LLC in 2013 to analyze for hydric indicators in the
wetland and upland areas. Several indicators were present to designate hydric soil conditions
within the wetland areas of the site. Nonwetland areas had soils that were primarily silty clay
loams, (Appendix C), Soil Survey Database(SSURGO)(USDA 2013b).
7.0 VEGETATION
Palustrinc Scrub/shrub broadleaf deciduous forest, wetlands, and fallowed hay pasture grassland are the
main vegetative communities found at the subject site. Smooth brome, orchard grass, Kentucky bluegrass,
and common timothy made up the predominant species of grasses in the fallow hay meadow.Wetland areas
of the subject were characterized by plant communities of reed canary grass, beaked sedge, wooly sedge,
wheat sedge, round-fruit rush, Colorado rush, Baltic rush, common cattail, and common spike-rush,
(TerraQuatic LLC, 2013).
Nonwetland areas of scrub-shrub forested areas were dominated by sandbar willow, red-osier dogwood,
woods rose,quaking aspen and Bebb's willow, alder,and canary reed grass.
Noxious weeds located throughout the site included Canadian thistle, poison hemlock, hounds' tongue,
common tansy,spotted knapweed, field bindweed, and white top hoary cress.
8.0 SCOPE
8.1 Site visit and surrounding land use
A reconnaissance of the subject site and surrounding properties within a % mile radius of the subject site
took place over a 4month period of time.Visits occurred on September 23rd,October l 8th,November I I th
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Bridger Center LLC Phase I Environmental Site Assessment March 2019
and December 9 Snow had covered the ground prior to the last 2 visits. Weather conditions were favorable
at the time of site visits and did not inhibit any ability to observe site and neighboring property conditions.
The entire subject site and adjacent properties were available for a general reconnaissance.
Initial observations of the subject site revealed several homeless camps littered with a household trash,
(Figure 8).The second and third visits to the subject site revealed dead and dying mature aspen trees at the
northwest corner of the property,(Figure 10).
A site reconnaissance was conducted on neighboring properties to the subject site. The south
property line is bounded by commercial development off Commercial Drive. Resonon Inc.
Industrial Equipment supplier is located at the southwest corner of the property. Precision
Automotive Repair 115 Commercial Drive, B&B Auto Repair 107 Commercial Drive, and Rocky
Mountain Furniture 103 Commercial Drive are located along the property's south property line.
The Links Condominiums dedicated parkland borders the property at the far southeast corner. The
Village Greens Townhouses border the property along the east side. Bridger Creek Subdivision
Owners Association dedicated parkland is located along the properties east and the northeast
property line. The City of Bozeman dedicated parkland borders the property along its entire west
side. The Story Mill Spur Trail bounds the subject site on three sides, (Figure 5).
Two overflow pipes were discovered under the Story Mill Spur trail. The overflow pipes direct
overflow from the neighboring detention pond to the north, onto the Bridger Meadows property at
the northwest corner, (Figure 10). The effects of this introduced source of water to the subject
site are evidenced by saturated soil conditions and dead mature vegetation, (Figure 11). A large
percentage of the mature vegetation within the confines and peripheral areas of the detention pond
to the north was dead, (Figure 10A).
At the time of initial visits to the subject site, it was observed that several property owners with
properties abutting the south property line of the subject site had vehicles parked across the
property line. At some time before the third and fourth visits, all of the vehicles had been moved.
No soil staining, puddled fluids, or dead vegetation was observed at the locations where these
vehicles were previously parked.
9.0 SITE MITIGATION
9.1 Wetlands
In 1988 owners of the property(LL 5 Trust)began allowing clean fill material to be dumped within
a meander scar wetland area of the site. The dumping was not supervised and no permits were
acquired allowing this activity. The primary fill material consisted of soil, gravel, and concrete.
Because there was no supervision, fill materials started including asphalt shingles, house
construction waste of wood, plastics, galvanized pipe, sheet metal, various household appliances,
paper products along with various automobile parts. In addition, evidence of house demolition
debris was found outside of the dedicated fill area. It was estimated at this time that approximately
1.9 acres of fill material were placed in the jurisdictional wetland area.
The "Atypical Situation Methodology described in the Corp of Engineers Wetlands Delineation
Manual (January 1987) was used as a guide in determining the pre-existing wetland conditions
within the unpermitted fill area on the subject site. An independent inspector approved by EPA
was hired to supervise the mitigated work, (Urbani And Associates 1993).
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Brideer Center LLC Phase I Environmental Site Assessment March 2019
In June 1993 William Anderson and Associates, Urbani and Associates and Blue Ribbon
Environmental removed all fill materials. Asphalt,construction materials,and metal products were
either recycled or taken to a licensed landfill.
Sixteen test pits transecting the fill area were excavated. Blue Ribbon Environmental collected
water samples from the test pits and they were analyzed for the presence of hydrocarbons and lead.
One pit was found to have levels that exceeded EPA health and safety standards. The soil was
removed from this area down to the elevation of native soils which were not contaminated. The
contaminated soil was transported offsite to a local RCRA facility. Future water sampling revealed
no measurable pollution was present and the mitigation site was deemed clean and useable by the
EPA.
As mitigation for filling 1.5 acres of jurisdictional wetland, LL5 Trust established 1.5 acres of
similar classification wetland. Within the 1.5 acres of mitigated acreage .6 acres was converted
back to native wetland conditions with indigenous vegetation to establish a palustrine scrub/shrub
forested wetland and the remaining .9 acres was used to construct an open water area that included
a geomembrane bottom liner, (Figure 12).
9.2 Homeless camps
For an undetermined number of years homeless groups have been using the subject site as a
campground, (Figure 8). In October 2018 Bridger Center LLC removed all debris from the
homeless camps, (Figure 13). All materials that could be recycled were taken to a local recycler,
Pacific Steele. All other materials were placed in a 21 cubic yard dumpster and taken to a licensed
landfill.
10. AGENCY INQUIRY
10.1 United States, (US), Environmental Protection Agency,(EPA), Montana National
Priority List,(NPL),Superfund sites, (Appendix E).
Idaho Pole is the only NPL site near the subject site. The site was added to the federal Superfund
program in 1986, and the Montana Department of Environmental Quality and the EPA began
treating the contaminated soils in 1992. The Record of Decision, (ROD) identified
pentachlorophenol (PCP), polycyclic aromatic hydrocarbons (PAHs), polychlorinated dibenzo-p-
dioxins and polychlorinated dibenzofurans (dioxins/furans) as contaminants of concern and
identified soil and groundwater contamination as a single response action.
To protect human health, response actions have been designed to prevent human exposure to
contaminated soils and groundwater through treatment,engineering controls(such as capping)and
institutional controls to prevent contact.
To protect the environment, sources of contamination had been removed and contaminated
groundwater had been treated and cleaned up through an enhanced in-situ biodegradation process.
The soil cleanup is complete. About 24,100 cubic yards of contaminated soils have been excavated
and treated. Slightly less than 6 acres of treated waste, which meets EPA's acceptable levels, has
been left in place. Chemical levels in the soil and groundwater on the site fall within acceptable
standards. The soil was cleaned to a standard above Food and Drug Administration requirements
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Bridger Cenler LLC Phase I Environmental Site Assessment March 2019
for the chemicals in food. Cleanup standards were based on future industrial use of the property as
it's zoned for. Groundwater at the site continues to be treated. The groundwater is tested once a
month and contaminants have never exceeded EPA standards. Annual monitoring of surrounding
residential wells continues. The residential wells have never had a detection at any of the eight
residences for PCP above drinking water standards. Due to its location to the subject site and local
groundwater flow directions, this source of contamination does not pose any risk to the Bridger
Meadows subject site.
10.2 Montana Comprehensive Environmental Response Compensation and Liability List,
(Montana CERCLA Lists) (Appendix F).
There are 2 sites that appear on this list,The Old Bozeman City Landfill,and the Bozeman Solvent
Site.
The Old Bozeman City Landfill, located north of Griffin Drive in Bozeman, was a 30-acre
municipal landfill which operated from 1962 to 1970. In 1983, the Montana Department of Health
and Environmental Sciences (now MTDEQ or Montana Department of Environmental Quality)
determined that the contamination potential from landfill leachate warranted a site investigation.
During the investigation, consultants from the EPA sampled soils, sediments, surface water from
Glen Lake and the East Gallatin River, and groundwater from nearby domestic wells. No
contamination was detected with the exception of some surface water and sediment samples
containing very low levels of a few organic and inorganic compounds, so the EPA declared the
area"No Further Action"under CERCLA (Comprehensive Environmental Response,
Compensation&Liability Act of 1980). From 1988-89,the Gallatin Conservation District applied
for and received a grant to do the following: cover,contour and revegetate the old landfill to reduce
dust,infiltration,and direct contact hazard;stabilize the East Gallatin river banks to reduce erosion
in the landfill vicinity;conduct weed control,and perform water quality monitoring of groundwater
and the lake. In 1991 contractors for the District completed this work.
Also, during this time period from 1988-89, MDHES conducted annual sampling of the lake and
groundwater via a network of monitoring wells installed around the old landfill. The majority of
the organic compounds found in 1983 were not detected in these more recent samples.
Occasionally very low levels of a few organic compounds were found in some of the wells. This
is not unusual due to the urban setting and nearby industrial areas along Rouse and Griffin Drives.
No exceedances of primary drinking water standards were found. As a result of this monitoring,
the Montana Department of Environmental Quality CERCLA program ranked the site as a low
priority and as of December 2015, it is still listed on their website. Although continued lake and
groundwater sampling would help to ensure public health and safety, CERCLA plans no other
actions. Due to its location to the subject site and local groundwater flow directions, this source
of contamination does not pose any risk to the Bridger Meadows subject site.
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Bridger Center LLC Phase I Environmental Site Assessment March 2019
The Bozeman Solvent site is located in the Hastings Shopping Center, (Figure 15). Soil and
groundwater at the site have been contaminated, primarily by tetrachloroethene (PCE). PCE is
found in dry cleaning solvents and was used at a former dry-cleaning business at the Shopping
Center. PCE was released into the ground, or subsurface through an old sewer line and septic
system. The PCE eventually came in contact with groundwater. PCE contaminant plume has
migrated from under the site to the north of the site, (Figure 15). Due to its location to the subject
site and local groundwater flow directions, this source of contamination does not pose any risk to
the Bridger Meadows subject site.
10.3 Bozeman Landfill Soil Gas Study
The City of Bozeman, as well as developer Golf Course Partners, have faced legal threats over the
old landfill off Story Mill Road since 2013 when the city disclosed to homeowners that volatile
organic gases had been detected seeping from the landfill. Independently of the lawsuits, the city
has been installing soil gas removal systems in order to comply with regulatory requirements. The
city of Bozeman continues to test wells in the Bozeman Story Mill Landfill area for soil gases,
particularly volatile organic compounds (VOCs), (Figure 16).
Two studies, one conducted for the city by a consultant and another by a federal health agency,
have concluded that health risks from volatile organic compounds attributable to the landfill are
minimal, lower than the risk presented by naturally occurring radon, (Figure 17). Due to its
location to the subject site and local groundwater flow directions, this source of contamination
does not pose any risk to the Bridger Meadows subject site.
10.4 Resource Conservation and Recovery Act, (RCRA)
The Resource Conservation and Recovery Act (RCRA) database is a compilation of reporting
facilities that generate, store, transport, treat or dispose of hazardous waste. This database,
maintained by the US. EPA identifies and tracks hazardous waste from the point of generation to
point of disposal (cradle to grave). Rocky Mountain Furniture 103 Commercial Drive is the only
RCRA facility located within a '/Z mile radius of the subject site. In observation of the Rocky
Mountain Furniture property, no visual environmental hazards were observed. (Appendix G).
10.5 Registered Underground Storage Tanks, (UST program)
Harrington Pepsi at 105 Bridger Center Drive and Panda Gas Station at 621 Bridger Drive are
the only businesses that have underground fuel storage tanks within '/z mile of the subject site.
One of these sites Harrington Pepsi at 105 Bridger Center Drive has been listed as a facility that
had been investigated on 3/21/1997for a leaking underground storage tank.
10.6 Leaking Underground Storage Tanks,(LUST program)
Harrington Pepsi at 105 Bridger Center Drive has been listed as a facility that had been investigated
on 3/21/1997 for a leaking underground storage tank. Available public records indicate this site
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Bridger Center LLC Phase I Environmental Site Assessment ,l/urrh 2019
has been remediated and has received a clean bill of health from the Montana Department of
Environmental Quality and poses no environmental risk to the Bridger Meadows subject site.
11.0 SUMMARY
• The subject site is currently owned by Bridger LLC, 1450 Cherry Drive, Bozeman, Montana.
• The subject site is legally described as Northwestl/4 of the Southeastl/4 of Section 31,
Townshipl South, Range 6 East, Principal Meridian, Bozeman, Montana, Gallatin County,
(Figure 1). The south property line is bounded by commercial development off Commercial
Drive. Resonon Inc. Industrial Equipment supplier is located at the southwest comer of the
property. Precision Automotive Repair 115 Commercial Drive, B&B Auto Repair 107
Commercial Drive, and Rocky Mountain Furniture 103 Commercial Drive are located along
the property's south property line. The Links Condominiums dedicated parkland borders the
property at the far southeast corner. The Village Greens Townhouses border the property along
the east side. Bridger Creek Subdivision Owners Association dedicated parkland is located
along the properties east and the northeast property line. The City of Bozeman dedicated
parkland borders the property along its entire west side. The Story Mill Spur Trail bounds the
subject site on three sides, (Figure 5).
• On September 10, 2018, the Bozeman City Commission granted conditional approval for the
Bridger Meadows Zone Map Amendment (Application #18-78). Annexation occurred at this
time and the Property is zoned Single Family Residential, RI.
• Bridger Center LLC proposes an infill Project consisting of 22 single family residential lots.
Approximately 5 to 6 acres of thel2 acre subject site is slated for development, Conceptual
Site Plan, Morrison Maierle, 2018, (Figure 2).
• In 1988 owners of the property LL 5 Trust began allowing clean fill material to be dumped
within a meander scar wetland area of the site.The dumping was not supervised and no permits
were acquired allowing this activity. The primary fill material consisted of soil, gravel, and
concrete. Asphalt, house construction waste of wood, plastics, galvanized pipe, sheet metal,
various household appliances, and paper products along with various automobile parts made
up the remainder of fill material. In addition,evidence of house destruction materials was found
outside of the dedicated fill area. It was estimated at this time that approximately 1.9 acres of
fill material were placed in the jurisdictional wetland area.
• In 1993 subject site wetland mitigation began.The"Atypical Situation Methodology described
in the Corp of Engineers Wetlands Delineation Manual (January 1987) was used as a guide in
determining the pre-existing wetland conditions within the unpermitted fill area on the
property. An independent inspector was hired to supervise the mitigated work.
In June 1993 William Anderson and Associates, Urbani and Associates and Blue Ribbon
Environmental removed all fill materials. Asphalt, construction materials, and metal products
were either recycled or taken to a licensed landfill.
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Bridger Center LLC Phase 1 Environmental Site Assessment March 2019
Sixteen test pits transecting the till area were excavated. Blue Ribbon Environmental collected
water samples from the test pits and they were analyzed for the presence of hydrocarbons and
lead. One pit was found to have levels that exceeded EPA health and safety standards. The soil
was removed from this area down to the elevation of native soils which were not contaminated.
The contaminated soil was transported ofTsite to a local RCRA facility. Future water sampling
revealed no measurable pollution.
As mitigation for filling 1.5 acres of jurisdictional wetland, LL5 Trust established 1.5 acres of
similar classification wetland. Within the 1.5 acres of mitigated acreage .6 acres was converted
back to native wetland conditions and .5 acres was used to construct an open water area,
(current site detention basin), with a bottom liner. The remaining acreage was planted with
indigenous vegetation to establish a palustrine scrub/shrub forested wetland, (Figure 12).
• For an undetermined number of years homeless groups have been using the subject site as a
campground, (Figure 8). In October 2018 Bridger Center LLC removed all debris from the
homeless camps, (Figure 13). All materials that could be recycled were taken to a local
recycler, Pacific Steele. All other materials were placed in a 21 cubic yard dumpster and taken
to a licensed landfill.
• Two overflow pipes were discovered under the Story Mill Spur trail. The overflow pipes direct
overflow from the neighboring detention pond to the north,onto the Bridger Meadows property
at the northwest corner, (Figure 10). The effects of this introduced source of water to the
subject site are evidenced by saturated soil conditions and dead mature vegetation, (Figure
11). A large percentage of the mature vegetation within the confines and peripheral areas of
the detention pond to the north was dead.
• At the time of initial visits to the subject site,it was observed that several property owners with
properties abutting the south property line of the subject site had vehicles parked across the
property line.At some time before the third and fourth visits,the vehicles had been moved.No
soil staining, puddled fluids, or dead vegetation was observed at the locations where these
vehicles were previously parked.
• Public records indicate the Old City Landfill had no detection of contamination with the
exception of some surface water and sediment samples containing very low levels of a few
organic and inorganic compounds, so the EPA declared the area "No Further Action" under
CERCLA (Comprehensive Environmental Response, Compensation& Liability Act of 1980.
The Bozeman Solvent Sites contaminant plume lies outside of the '/s mile radius study area of
this Phase 1 Environmental Assessment. (Figure 15).
• Idaho Pole is the only NPL site near the subject site. The site was added to the federal
Superfund program in 1986, and the Montana Department of Environmental Quality and the
EPA began treating the contaminated soils in 1992. The soil cleanup is complete. The soil was
cleaned to a standard above Food and Drug Administration requirements for the chemicals in
food. Annual monitoring of residential wells will continue. The residential wells have never
had a detection at any of those eight residences for PCP above drinking water standards. Due
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Bridger Center LLC Phase 1 Environmental Site Assessment March 2019
to its location to the subject site and local groundwater flow directions this nonactive NPL site
does not pose any risk to the subject site.
• Two Soil Gas studies have concluded that health risks from volatile organic compounds
attributable to the old landfill off Story Mill Road are minimal, lower than the risk presented
by naturally occurring radon, (Figure 17). The city of Bozeman continues to test wells in the
Bozeman Story Mill Landfill area for soil gases, particularly volatile organic compounds
(VOCs), (Figure 16).
• Rocky Mountain Furniture is the only state registered RCRA facility close to the subject site.
Visual inspection of the property's grounds and absence of any violations through records
research indicate Rocky Mountain Furniture is compliance with RCRA requirements.
• Harrington Pepsi at 105 Bridger Center Drive and Panda Gas Station at 621 Bridger Drive are
the only businesses that have underground fuel storage tanks within %2 mile of the subject site.
One of these sites Harrington Pepsi at 105 Bridger Center Drive has been listed as a facility
that had been investigated on 3/21/1997 for a leaking underground storage tank.
Available public records indicate this site environmental contamination has been mitigated.
The site has received a clean bill of health from the Montana Department of Environmental
Quality and poses no environmental risk to the subject site.
12.0 RECOMMENDATIONS
• Based upon our findings there are 2 environmental concerns at the subject site that need to be
addressed.
• The first concern is the amount of surface water that has been purposely directed onto the subject
site from neighbors poorly designed detention basin, north of the subject site. This process has
destroyed numerous mature aspen trees on the subject site, (Figurell). Soils around these trees
have become waterlogged suffocating the root structure. The damage caused by this activity is
evidenced by the amount of dead and dying mature trees located in the overflow pathway.
Esthetically the forested areas within the pathway of the overflow water have changed dramatically.
Historic stands of aspen trees have succeeded in willow thickets. Also,tree bark from mature aspen
trees is known to be a critical food source for large ungulates that helps sustain this wildlife group
through the winter months. Currently, an inferior plant community of invasive willows is
succeeding in areas where there was once flourishing aspen groves.
• The inadequate detention basin on the neighbor's property to the north should be redesign so that
it can adequately handle flows from the neighbors French Drain,(that collects and transports sump
pump water), (Figure 9), and local stormwater runoff. The overflow water should not be allowed
to enter onto the Bridger Meadows property.
• In our search of publicly available records, we found no written approval or authorization for
allowing this activity. This illegal activity is having an environmental and economic impact on the
subject site.
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BridQer Center LLC Phase 1 Environmental Site Assessment March 2019
• The second concern is the infestation of noxious weeds throughout the site. In most cases,this type
of vegetation creates a monoculture of undesirable plants often crowding out more nutritious and
palatable vegetation that resident wildlife populations depend on food and shelter.The eradication
of noxious weeds can be easily accomplished through the creation and implementation of a good
annual weed management plan.
13.0 LIMITATIONS
• Our findings, reflect site conditions at the time of completing this Phase I Environmental Property
Assessment. Knowledge gained through a review of readily available public documentation
regarding site ownership and historic land use guided our summarization of subject site conditions
and recommendations.
• Groundwater, surface water and soil quality beneath adjacent lands to the subject site were not
qualified or quantified as sample collection and analysis was not part of this Phase I Environmental
Property Assessment.
• The findings and conclusions of this report are not scientific certainties, but rather,
probabilities based on a professional judgment concerning the significance of the data
gathered during the course of the Phase I Environmental Property Assessment.
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14.0 REFERENCES
American Society for Testing and Materials, Standard Practice for Environmental Site
Assessments: Phase I Environmental Site Assessment Process, ASTM Designation: E 1527-93
Environmental Assessments, R.K. Jain, L.V. Urban G.S. Stacey, H.E. Balbach, McGraw-Hill,
1993
Hackett, Visher, McMurtery and Steinhilber, 1960: Geology and Groundwater Resources of the
Gallatin Valley, Gallatin County, Montana
U.S.G.S. Water-Resources Investigations Report 954034
Urbani and Associates Wetland and Mitigation Report 1993
Energy Labs, Billings, MT Water Analysis Report. Lab No: 93-31002, LL-5 Trust B-3, 7/22 93
TerraQuatic, LLC, Bozeman, MT, (Technical Memorandum) Bridger Center LLC, October 18,
2013, Bridger Center Wetland and Nonwetland Waterway Delineation.
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