Infrastructure Analysis & Environmental Review Area Wide Plan for Western Port Neighborhoods

Duluth, MN

August 24, 2016

Table of Contents Letter of Transmittal Certification Page Table of Contents

Page

1.0 Background ............................................................................................................. 1 1.1 Infrastructure .................................................................................................................... 1 1.2 Environmental ................................................................................................................... 1

2.0 Utility Infrastructure Analysis ................................................................................ 2 2.1 Area 1 ............................................................................................................................... 2 2.2 Area 2 ............................................................................................................................... 2 2.3 Area 3 ............................................................................................................................... 3 2.4 Area 4 ............................................................................................................................... 4 2.5 Area 5 ............................................................................................................................... 5

3.0 Environmental Review ............................................................................................ 5 3.1 Area 1 ............................................................................................................................... 6 3.2 Area 2 ............................................................................................................................... 6 3.3 Area 3 ............................................................................................................................... 7 3.4 Area 4 ............................................................................................................................... 7 3.5 Area 5 ............................................................................................................................... 7

4.0 Preliminary Opinion of Cost ................................................................................... 7

List of Figures Figure 1 Study Area Base Map Figure 2 WPAN Site 1 Existing Utilities Figure 3 WPAN Site 2 Existing Utilities Figure 4 WPAN Site 3 Existing Utilities Figure 5 WPAN Site 4 Existing Utilities Figure 6 WPAN Site 5 Existing Utilities

SEH is a registered trademark of Short Elliott Hendrickson Inc. Infrastructure Analysis PERKW 137034 City of Duluth Page i

August 2016

Infrastructure Analysis Area Wide Plan for Western Port Neighborhoods Prepared for City of Duluth

1.0 Background The City of Duluth is developing an area wide brownfield redevelopment plan on the Western Port Area Neighborhoods (WPAN) of Fairmount and Irving. This project is funded by an EPA Brownfields Area Wide Planning Program Grant. The goal of this plan is to provide direction for future brownfield area improvements that are protective of public health and the environment; economically viable, and reflect the community’s vision for the future.

The WPAN study area is generally bounded on the north by Interstate 35, on the east by Central Avenue, on the south by the St. Louis River, and on the west generally by Old Thompson Hill Road. Within the study area, five catalyst sites had previously been identified for possible redevelopment. Figure 1 shows the WPAN study area and the five catalyst areas within the Western Port Analysis.

This feasibility report outlines the availability and condition of the existing utility infrastructure in the five catalyst sites identified for future redevelopment. The report also includes an analysis of the environmental reviews that have been completed on the five catalyst sites along with recommendations for additional reviews that may be necessary.

1.1 Infrastructure Adequate utility infrastructure, including water main, sanitary sewer, storm sewers, and gas mains, will play a key role in the feasibility of redeveloping any of the five study areas. Although there are no defined redevelopment plans for any of the five sites, this report will identify any improvements that would be needed for any level of redevelopment.

The infrastructure analysis is based on the City of Duluth’s existing utility information that was provided to SEH in June 2016 along with an in person review of the infrastructure with the City Engineering staff on July 15th, 2016.

1.2 Environmental The environmental review is based on the “Final Limited Area-Wide Brownfield Inventory Project Western Port Area Neighborhood” (Bay West, 2014). The review includes the work that has been previously completed, recommendations for future work, and remediation options.

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2.0 Utility Infrastructure Analysis 2.1 Area 1

Area 1 is mostly developed with Irving School on the east side and residential development on the west side. It is noted that planned Area 1 improvements are primarily transportation infrastructure improvements for connections to the Spirit Valley Business District and less about redevelopment opportunities. The site has utility services serving the various buildings and also has existing utilities in place running through and adjacent to the site as described below.

Sanitary Sewer – There is an existing public 8 inch VCP sanitary sewer main in the alley between 57th and 58th Avenues West and in Nicollet Street. There is also a 12 inch VCP public main in 57th Avenue West. All three mains have no history of breaks, blockages, or overflows. Although flows in the existing mains were not studied, all three mains should be adequate to connect to for future development.

There is also a 54” forcemain in Nicollet Street. This is a WLSSD transmission line and can’t be disturbed or connected to.

Water Main – There is a 6 inch CI water main in 58th Avenue West, 57th Avenue West, and 56th Avenue West. All three mains have good pressure at 100 psi. Although smaller than a typical 8 inch main, it is assumed both mains should be adequate to connect to due to the high pressure. If any future redevelopment included a high water demand, there is also a 10 inch DI water main in 58th Avenue West in the northwest boundary of Area 1.

Gas Main – There is an existing 3 inch PE and 6 inch PE gas main in 57th Avenue West. Both gas mains have good pressure and are available to connect to. There is also a 2 inch PE gas main in 56th Avenue West on the east boundary line of Area 1.

Storm Sewer – There is a 12 inch RCP storm sewer in 57th Avenue West on the south side of Area 1. There are also two 15 inch RCP storm sewer systems adjacent to the project area. They include the intersection of 58th Avenue West and Nicollet and 56th Avenue West and Nicollet. All three systems have catch basins in the street and ultimately are flowing south.

For purposes of this report, the existing storm sewer capacity was not modeled. However, it is assumed that the storm would be of adequate size to connect to since any redevelopment on this site would require stormwater to leave the site at the same rate as exists today.

The existing utilities for Area 1 are shown on Figure 2.

2.2 Area 2 Area 2 is primarily open space but includes one small building believed to previously have been a weigh station. It also has the BNSF mainline railroad tracks and two railroad turnouts running through the site. Due to the active nature of the BNSF mainline and two turnouts, it is unlikely that any major redevelopment would occur on this site. There are existing utilities in place running through and adjacent to the site as described below.

Sanitary Sewer – There is an existing public 8 inch PVC sanitary sewer main in Waseca Street. There is also a 10 inch VCP in 59th Avenue West. Neither public main has a history of breaks, blockages, or overflows. Although flows in the existing mains were not studied, both mains should be adequate to connect to for future development.

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There is also a 15 inch VCP public sewer on the north side of the BNSF tracks but it would be unlikely any future development would tie into this main.

Water Main – There is a 6 inch CI water main in 61st Avenue West, an 8 inch DI in Waseca, and a new 8 inch PE in 59th Avenue West. All three mains have good pressure at 100 psi. Both 8 inch mains should have adequate flows and pressure for future development. The existing 6 inch main primarily serves as a building service to the RADFORD building.

Gas Main – There is an existing 2 inch PE gas main that runs in 61st Avenue West and Waseca Street. This main has good pressure and is available to connect to.

There is also a 16 inch PE gas distribution main north of the BNSF railroad tracks which is not available to connect to.

Storm Sewer – There is an existing 24 inch RCP storm sewer system running south in 61st Avenue West that outlets to a ditch on the west side of Area 2. There is an existing 12 inch RCP storm sewer running south in 59th Avenue West which is new. It should be noted that Area 2 is extremely flat and any future redevelopment would likely need to be built up to effectively drain the site to an adjacent storm sewer system.

For purposes of this report, the existing storm sewer capacity was not modeled. However, it is assumed that the storm sewer would be of adequate size to connect to since any redevelopment on this site would require stormwater to leave the site at the same rate as exists today.

The existing utilities for Area 2 are shown on Figure 3.

2.3 Area 3 Area 3 is primarily occupied and has the 62nd Avenue West Creek running through the southwest corner and a BNSF turnout track in the northeast corner. There is residential development on the east side, industrial development in the center of the site, and is primarily undeveloped south of the 62nd Avenue West Creek. The site has utility services serving the various buildings and also has existing utilities in place running through and adjacent to the site as described below.

Sanitary Sewer – There is an existing public 12 inch VCP sanitary sewer main in Redruth Street that flows to 64th Avenue West which turns into a 15 inch VCP in Sherburne Street. This main has no history of breaks, blockages, or overflows. Although flows in the existing main were not studied, connecting to this main at any location should be adequate for any future development.

There is also a 54” forcemain on the west side of Area 3. This is a WLSSD transmission line and can’t be disturbed or connected to.

Water Main – There is a 6 inch CI water main in 64th Avenue West, Sherburne Street, and 63rd Avenue West. All 3 mains are connected and have good pressure at 101 psi. Although smaller than a typical 8 inch main, both mains should be adequate to connect to due to the high pressure. If any future redevelopment included a high water demand, a main upgrade would be needed or a loop connection made that would require boring under the railroad tracks.

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Gas Main – There is an existing 12 inch PE gas main in 63rd Avenue West along with a 2” PE gas main in 64th Avenue West. Both gas mains have good pressure, are available to connect to, and would adequately serve any future development.

There is also an 8 inch PE gas main in Redruth which is a supply line for Kwik Trips CNG fill station. This main is not available for future connections.

There is also a 16 inch PE gas distribution main in Sherburne Street which is not available to connect to or be disturbed.

Storm Sewer – There is a 15 inch RCP storm sewer system in the intersection of Redruth Street and 63rd Avenue West. This system is across the railroad track from the main site and is not generally available to connect to.

Although there is no other existing storm sewer piping in this area, the 62nd Avenue West Creek runs through this site. Any future development should be able to discharge stormwater flows to this creek since any redevelopment on this site would require stormwater to leave the site at the same rate as exists today. For this reason, an extension of a public storm sewer system is not anticipated to be needed.

The existing utilities for Area 3 are shown on Figure 4.

2.4 Area 4 Area 4 is primarily occupied by the Duluth Steel facility and adjoining structures which may not all be in use. The site also has Keene Creek running through it which will limit the amount and location of future redevelopment. This site has utility services serving the building and also has existing utilities in place adjacent to the site as described below.

Sanitary Sewer – There is an existing public 8 inch VCP sanitary sewer main in the alley between 59th and 60th Avenues West and an 18 inch VCP public main that runs diagonally through the site. Neither public main has a history of breaks, blockages, or overflows. Although flows in the existing mains were not studied, both mains should be adequate to connect to for any future development.

There is also a 54” forcemain on the west side of Area 4. This is a WLSSD transmission line and can’t be disturbed or connected to.

Water Main – There is a 12 inch CI water main in 59th Avenue West with a working pressure of 100 psi. This main has adequate flows and pressure for connections to any future development.

Gas Main – There is an existing 2 inch PE in 59th Avenue West that has an existing service tap for the Duluth Steel Building. The service would be able to be reused for future redevelopment and the main has good pressure and could be connected to in another location. There is also a gas main adjacent to Area 4 in Main Street.

Storm Sewer – There is a 36 inch RCP storm sewer system that runs south in 59th Avenue West. This system has in place catch basins in the street.

For purposes of this report, the existing storm sewer capacity was not modeled. However, it is assumed that the existing storm would be of adequate size to connect to and Keene Creek runs through the site and would also be available for stormwater discharge since any redevelopment on this site would require stormwater to leave the site at the same rate as exists today.

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The existing utilities for Area 4 are shown on Figure 5.

2.5 Area 5 Area 5 is the largest catalyst site and is primarily undeveloped. This site has the 62nd Avenue West Creek running through it which includes in place 12 inch RCP pipe that carries the Creek flow. This site also has Phase 4 of the Cross City trail running through it. There are existing utilities in place adjacent to the site as described below.

Sanitary Sewer – There is an existing public 8 inch VCP sanitary sewer main in Polk Street running east. This public main has no history of breaks, blockages, or overflows. Although flows in the existing mains were not studied, this main should be adequate to connect to for any future development. This site has the 62nd Avenue West Creek running through it. No grading plans were looked at for purposes of this report, but it’s unlikely that the southern portion of Area 5 would be able to flow into the 8 inch sewer in Polk Street.

There is also an 8 inch PVC sanitary sewer main in 71st Avenue West, along with 8 inch VCP mains in 69th and 70th Avenues West. These public mains have no history of breaks, blockages, or overflows. Although flows in the existing mains were not studied, these mains should be adequate to connect to for any future development on the southern portion of Area 5.

Water Main – There are two public water mains adjacent to Area 5. The 6 inch CI water in Raleigh Street has a working pressure of 78 psi and the 6 inch CI in Polk Street has a working pressure of 89 psi. The main in Polk Street is smaller than a typical 8 inch main but it should be adequate to connect to for future development due to the existing pressure. If any future redevelopment included a high water demand, there is also a 10 inch DI water main one block west of this project area.

Gas Main – There is an existing 2 inch PE in Polk Street and a 2 inch PE gas main in Raleigh Street. Both gas mains have good pressure and are available to connect to. The gas main in Polk Street will be upgraded and the pressure increased in 2018 as part of a City project.

Storm Sewer – There is an existing 18 inch RCP storm sewer system in Raleigh Street. In this location, it’s likely only the south portion of Area 5 would drain to this system.

For purposes of this report, the existing storm sewer capacity was not modeled. However, it is assumed that the existing storm would be of adequate size to connect to and 62nd Avenue West Creek runs through the site and would also be available for stormwater discharge since any redevelopment on this site would require stormwater to leave the site at the same rate as exists today. For this reason, an extension of a public storm sewer system is not anticipated to be needed.

The existing utilities for Area 5 are shown on Figure 6.

3.0 Environmental Review Although there are no defined redevelopment plans for any of the five areas, there are general differences in the potential environmental responses that may be appropriate for each of the five catalyst sites. Specific remedial actions are dependent on final land use and final site plans for each site. The level of clean-up and use of institutional controls or engineered controls will vary depending on if the site ultimately is utilized as industrial, commercial, residential or recreational. Additional investigation of the soils and groundwater

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may be necessary prior to development. The additional investigation could include assessing the history of the site (Phase I Environmental Site Assessment (ESA)) to a Phase II ESA including soil, soil vapor and groundwater sampling and analysis. There is a wide range of potential Response Actions including; no further action, soil removal and disposal, soil treatment, soil management, engineered controls, and groundwater treatment or monitoring.

3.1 Area 1 A 2000 gallon fuel tank was removed from the site in 1993. Three soil borings completed in 1992 and a soil sample collected from the bottom of the tank basin excavation during the tank removal was collected. The sampling indicated low levels of petroleum contamination. Sample depths were not reported however due to the size of the tank and a sample collected at the bottom of the tank basin with no contamination above the laboratories detection limits, it is likely that any contamination remaining is in the upper three feet.

Recommendations: Since the laboratory analysis completed at this site is over 20 years old and does not meet current regulatory requirements, additional soil samples should be collected for analysis prior to soil excavation or construction at the site. If soil contamination is encountered at or near the groundwater, groundwater samples should also be collected for analysis. Based on the low levels of contamination detected in the previous investigations, it is unlikely soil vapor will be an issue, however if higher levels of petroleum contamination is detected, an evaluation should be completed to determine if soil vapor samples should also be collected.

Remediation: Depending on final land use plans and the results of the above recommendations, minor remedial actions may need to be implemented. Remedial actions could include soil removal and disposal, soil reuse with engineered controls, soil vapor barrier.

3.2 Area 2 This property has a history of rail and industrial type uses since the 1920’s. Soil and groundwater testing was completed in 2009 for the eastern portion of the site and additional site characterization was completed on the western portion of the site in 2010. As of the date of this memo The VIC site is listed, as an active site. Both the soil and groundwater contamination levels at this site are over regulatory action levels. On September 2, 2011 an Environmental Covenant was issued by the MPCA restricting soil disturbance at the site. In addition, the property is currently restricted to industrial purposes only. No information regarding groundwater was reported in the Baywest 2014 report.

Recommendations: A Response Action Plan (RAP) was approved for this site in November 2010, an Implementation Report Approval letter was issued by the MPCA on December 28, 2012. These documents were not available for review for the Baywest 2014 report and are not available online at the date of this memo. An Implementation Report Approval letter indicates some response actions have occurred for this site. These documents should be reviewed prior to development of the property. Any soil disturbance or development for non-industrial uses will need to be approved by the MPCA. If groundwater dewatering is required for development or construction treatment of the groundwater should be considered. A Response Action Plan (RAP) and/or Construction Contingency Plan may need to be completed.

Remediation: It appears some level of remediation has been implemented for this site. Depending on final land use plans and the results of the above recommendations additional response actions may be required.

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3.3 Area 3

This property has been an industrial site since the 1930’s. Environmental assessment data is not available for this property. Previous property uses included: Concrete manufacturing, foundry, machine shop, outdoor storage, welding, lumber company, trucking, asphalt and commercial.

Recommendations: Based on previous land use potential contamination exists for the soil and groundwater at this site. Phase I and II Environmental Site Assessment (ESA) should be completed for this site. The Phase II ESA should be based on the Phase I ESA.

Remediation: It is unknown whether remediation or response actions are needed at this site. Based on the results of the Phase II ESA and future land use, remedial actions may need to be implemented. Remedial actions could include soil removal and disposal, soil reuse with engineered controls, groundwater treatment or pre-treatment, soil vapor mitigation.

3.4 Area 4 Manufacturing and a railroad existed on the property since the 1890’s. Manufacturing included windows, doors and steel fabricating. The steel fabricating has been present since at least the 1940’s to present.

Recommendations: Based on previous land use potential contamination exists for the soil and groundwater at this site. Phase I and II Environmental Site Assessment (ESA) should be completed for this site. The Phase II ESA should be based on the Phase I ESA.

Remediation: It is unknown whether remediation or response actions are needed at this site. Based on the results of the Phase II ESA and future land use, remedial actions may need to be implemented. Remedial actions could include soil removal and disposal, soil reuse with engineered controls, groundwater treatment or pre-treatment, soil vapor mitigation.

3.5 Area 5 This property had a railyard and roundhouse located on it from the 1940’s until it appears the 1980’s. Multiple listings in the MPCA Voluntary Investigation and Cleanup (VIC) and the Leaking Underground Storage Tank (LUST) Programs. Response Actions were conducted in 2007, 2009 and 2010. The MPCA issued a No Further Action determination letter on March 17, 2011. An Institutional Control consisting of an affidavit noting the presence of soil and groundwater impacts was issued by the MPCA in February 2011. An Affidavit Concerning Real Property Contaminated with Hazardous Substances was recorded in St. Louis County on February 22, 2011.

4.0 Preliminary Opinion of Cost All five catalyst sites were found to have adequate utility infrastructure either within or surrounding each site. There are no major upgrades or extensions needed to get utilities to the perimeter of any of the five sites. Since there is no specific redevelopment plans within any of the sites, it not possible to estimate future utility connections within each site. For this reason, a preliminary opinion of cost was not prepared at this time. It is assumed, in a future phase of the project when preliminary redevelopment plans are created, a draft utility plan and cost estimate will be prepared for each site.

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List of Figures Figure 1 – Study Area Base Map

Figure 2 – WPAN Site 1 Existing Utilities Figure 3 – WPAN Site 2 Existing Utilities Figure 4 – WPAN Site 3 Existing Utilities Figure 5 – WPAN Site 4 Existing Utilities Figure 6 – WPAN Site 5 Existing Utilities